All right, everyone. Welcome to the December 17th, 2025 Township of Low Paccom Planning Board meeting. Uh would everyone please join me in a a moment of silence followed by the pledge of allegiance. I pledge allegiance to the flag of the
United States of America and to the republic for which it stands one nation indivisible with liberty and justice for all. Adequate notice of this meeting has been provided indicating the time and place of the meeting in accordance with
chapter 231 of the public laws of 1975 by advertising a notice in the star ledger in the express times and by posting a copy on the bulletin board in the municipal building. Uh our first order of business here tonight, we're going to swear in our
newest uh member, Lou Hardy. Mr. Hardy, if you please stand and raise your right hand. Do you solemnly swear affirm that you will support the Constitution of the United States and the Constitution of the State of New Jersey and that you will bear true faith and allegiance to
the same to the governments established in the United States and in this state under the authority of the people and that you will faithfully impartially and justly perform all the duties of the office of a regular member of the planning board of the catch of Paccom
according to the best of your ability. I will sorry do solemnly swear that I will support the Constitution United States Constitution of the State of New Jersey. That I will bear true faith and allegiance to the same under the governments established in the United States and in the state under the
authority of the people and that I will faithfully partially and justly perform all the duties of the office of claim board according to the best of my abilities. So help me God. Congratulations. Roll call. >> Yes. >> Members Coyle Cy
>> here. >> George Hardy >> here. >> Here we vice chairwoman De Leo >> here >> and chairman Samson >> here. >> Okay.
Uh, old business. Did everyone receive the email with the minutes of the last meeting? >> Yes. >> Everybody got it. Any questions, comments, revisions? Okay. Hearing none. At this time, I'll
entertain a motion to approve those minutes. Make a motion to approve. Same. >> A second. Members Koy. >> Yes. >> Hardy. >> Yes. Sorry. Did you say obstain? >> No, I said yes.
>> Let me rephrase that. >> And >> yes, >> okay. Next on the agenda, 1179, Route 22, Greenhouse Dispensary, block 100, lot 10. Good evening, Mr. Chairman, members of
the board. For the record, my name is Mark Peek. I'm an attorney with the Florio Pruuchi Law Firm here on behalf of the applicant Green Property Management Group LLC. We were deemed complete back in September and we've properly noticed this hearing with the affidavit uh provided to Miss
Dilts. We're here seeking preliminary and final minor site plan approval with u both C1 and C2 bulk variance relief to allow the construction and operation of a class 5 retail cannabis dispensary on
the vacant 1.83 83 acre property at, as the chairman indicated, 1179, Route 22, which is lot 10 in block 100, which is located in your highway business zone district. And cannabis dispensaries are
a permitted use in uh that zone. and the applicant did secure a resolution of support for this project that we're hear about tonight uh from the township council back on March 5th uh by way of resolution 2025-58.
Uh that resolution of support is conditioned on a couple of things. Um the first is proof of a license from the New Jersey Cannabis uh regulatory commission. Uh we have a conditional approval uh but we can't get the final approval from the CRC until we get the
local approval. Uh proof of possession of the premises which uh we have uh they own that property. And then finally compliance with local zoning uh which is why we're here tonight, hoping to uh get the approval that will put us in
compliance. So that would then entitle um us to apply to the township uh for the township's license which then allows us to go back to the CRC to get the final license. So this is a step in the process but again uh the township uh has endorsed this project the township
council. Uh so the bulk variances that uh that we're hear about with the requested site plan approval uh are what first from section 243-74E to permit the existing 1.83 83 acre lot
to house this business where 2 acres is the minimum required in the zone. Uh from section 243-74D uh to allow the east side buffer to be less than the required 25 ft. Uh from
section 243-53E to permit a freestanding sign 8 ft in height where only 5T uh is the maximum permitted. And finally from section 243-49D
relating to the four parking spaces in the front of the property uh which have a 56 ft front set back where 75 ft is technically required. We'll have some testimony on this, but my understanding with that latest varianc is um we can
eliminate those forefront spots and do away with the need for the variance and still be in compliance with the township's ordinance if we take EV credits and and that stuff. So, it's really up to the board uh when it comes time to consider that. Just do you want us to have it or or not? Uh and we've
reviewed Mr. Wiznook's uh October 17 technical review. Don't have any issues as we'll testify to with anything. uh therein and the township's cannabis ordinance also adopted in March of this year 2025-03 uh you know of course all of its
provisions we understand are applicable uh and and no problem of course following which we'll have to anyway it's part of the township's license and it is important to note finally that the license that the township issues is an annual license so that really uh uh is a
strong enforcement and compliance mechanism because if uh the applicant does secure all its approvals and and is in operation, they go to renew their license and they haven't lived up to, you know, promises made here and before the council for the CRC, you know, that
can endanger their their license and their their ability to operate. So, you know, so there are a lot of uh checks and balances here. Uh but anyway, uh tonight we're really only planning on providing direct testimony from one witness, Derek Ranger. uh from French
and Pillo. Uh so he'll discuss the site plan and the variances, but we also have Sharon Mura and Michael Matthews here to the extent operational questions come up. Uh they're here to answer those. So without any further ado, I'd like to present Mr. Ranger. And before we uh
actually swear in the witness, just to be clear about jurisdictional issues, there's a licensing component that this board is not involved with. This board is just to say this is permitted use in the zone. Does the site plan comply and are
variances as requested being appropriate >> appropriately granted? I suppose. So I just want to separate that out a little bit so that >> you may not think that you know the regulations whatever this is land use.
>> Yeah. >> Licensing regulations are separate. So sir, if you'd raise your right hand, do you swear affirm that the testimony you're about to give this board is the truth, the whole truth, and nothing but the truth? >> I do. >> Please state your name as well your last for the record. >> Uh Andrew Derek Ranger, R N G.
>> Thank you, sir. >> Derek, could you give the board the benefit of your educational professional background? >> Yes. Uh good evening, board. Uh Mr. Chairman, board professionals. Um I am a I graduated from the University of Connecticut. uh about 14 years ago uh
with a degree in civil engineering um and I've been a professional engineer in the state of New Jersey since 2018 and my license is in good standing >> move Mr. Ranger is an expert in the field of civil engineering I'd
>> say. So I mean so this is uh just a copy of the submitted site plans >> and you're familiar with the site and you prepared the plans? >> I am. I I prepared these plans. >> Very good. >> And these are the plans that we submitted with the application.
>> Yes. This is and this is just the overall aerial activity plan set to start with. Okay. So, you're going to explain the uh existing conditions and surrounding neighborhood. >> Yes. >> Uh so, the site is located at 1179 Route
22. Uh it's also known as uh block 100, lot 10. Uh the property is located in the highway business district on the north side of Route 22, also known as the westbound side. Um the property consists of 1.8 8
37 acres and is currently developed by a a billboard sign in the front yard. Uh generally the the site currently slopes from the front to the back or uh from the or to the to the north west corner
of the lot. Uh to the west of the site is the Warren County Collision Center and to the east is the BP gas station. Uh to the north is a farm field and to the south is the uh Philsburg Mall site.
Uh the site has no environmentally constrained areas, no wetlands or streams and we are proposing to uh maintain the existing uh billboard sign and these containers on in the back corner of the
lot are uh associated with the BP uh gas station. So those will be relocated onto their lot. Now I will share a colorized exhibit of the site plan >> and we'll mark this as A1 with today's
date. Okay, this is just a colorized version of the site plan uh in on that you've been provided uh with the landscaping added just to show all of the site features that you'll see. Uh so we are proposing
a one-story 9,000 square foot uh building that will be uh broken up into uh two separate units. Uh the front unit will be the onetory uh 4,000 ft dispensary and the rear portion will be a 5,000 ft
office with two units uh a 1500T unit followed by a 3500T unit. Uh the proposed site improvements are uh 47 parking stalls uh including three ADA uh stalls and two EV stalls. There's two
ADA stalls up front and one in the rear. Uh a one-way looped uh driveway that has a short two-directional way to allow for internal uh circulation. uh a right in and a right out only uh
entrance and exit and the entrance and exit fully complies with the NJ DOT uh highway access manual and we will be submitting to them in their review. Uh we are also proposing a 55x 12 ft
loading zone uh that is uh directly adjacent to the uh cannabis receiving entrance and a 10x 15 ft uh trash enclosure in the rear of the lot uh that is located outside of uh public view.
There will be a uh three approximately 350 foot retaining wall uh around the western and the southern portion of the parking lot uh in order to maintain uh grade slopes below 5% throughout the
lot. And the rear uh retaining wall here is purely just catch grade before the proposed septic system. Derek, the uh the ingress and the egress to route 22. >> Yes. >> So that's driven by DOT.
>> Yes. That that is that design is driven by DOT. Uh which >> So does that account for the buffer encroachment on the east side of the property? >> Yes. So partly the the main reason for the design um is to to get the maximum
number of parking stalls. We didn't want to be angling the parking into the building just for safety. Um, and we needed to be a minimum of 12 feet from uh the property line in order to comply with the DOT standards. So, it's
probably about 12.5 ft from that that corner. So, we really can't push it further without uh losing parking or uh reducing this buffer. Uh the parking lot and drive aisles were designed to accommodate uh emergency
vehicles. So we uh analyzed the site using a WB50 uh tractor trailer um and turning movements throughout the site to ensure that any emergency vehicle can navigate uh through the loop. Uh there are no deadends, blind corners, or
constrained uh turning areas within the site. uh this this rear parking area or this rear drive aisle area is uh bunked out. We increased the impervious in that area just so that there would be no turning issues. Uh the storm water management system
which you can kind of see here with the the it's it's located over the U parking stalls and actually now will be located over all the parking stalls. Um, we will be revising that to comply with your uh board engineers comments uh to not
infiltrate any water. So, they'll the system has to get a little larger, but it won't change any of the site layout. It's just going to be uh more pious pavement. Uh for the zoning table shown on sheet four, also on this exhibit, uh the
minimum lot area is 2 acres required. Uh we have 1.837 837 acres which is a variance. Uh front yard setback of 75 ft required and we are proposing 85 ft proposed. Uh the rear yard setback is 80
ft required and we have 135 ft proposed. Uh the sideyard setbacks are 50 ft required and we have se uh 51.1 proposed. The max building height where one-story building proposed where is 45
ft is permitted and the total lot coverage is 50% permitted where we have 49.9%. Part of the design was maintaining that below the 50% so there were no additional variances
uh for the variances requested the lot area variance uh 243-74E uh the proposed development requires that variance uh the lot area def deficiency is a pre-existing condition and not created uh by the proposed development uh the property has been uh
configured as a commercial partial parcel along along Route 22 corridor and is consistent with the surrounding development patterns. Uh the proposed site layout fully complies with all the required setbacks, building height and lot coverage limitations demonstrating
that the lot uh the reduced lot area does not result in overintensification of the use. Uh the project provides adequate parking, circulation, storm water management and buffering despite uh minor uh lot area deviation. Uh we
will also be requesting a uh buffer width variance from 243-74D. Uh relief is requested for the buffer strip uh where 13 or 25 ft is required. 13 ft is proposed on the BP side or the
uh eastern side. we are able to meet that 25 feet uh foot requirement on the collisions uh the the western side or the Warren County collision center and uh the rear of the property. >> Now both of those sites to the east and the west are fully developed almost up
to the property line. Correct. >> Yes. Uh the the Warren County Collision Center is the the curbing is along the property line in the rear and the BP is
I would say about 15 ft away with no uh trees in that buffer. >> So the reason for the the reason for the um >> it would be it would be a hard shift for parking, right? >> Yes. I mean we could theoretically we
could make it work. However, it's given with the the DOT standards and trying to keep everything the circulation patterns for emergency vehicles. We really, you know, this is the best layout. >> So, that's the best that's the better design alternative.
>> Yes, this is the safer design that that's the buffer uh width variance. Uh the sign variance. So, um, the freestanding sign, it's just in the the bottom or the, uh, souththeast
corner of the lot. Uh, it's the it's a variance for the, uh, max height. So, in the zone, we're permitted a, uh, 5ft max height for the sign where we are proposing an 8ft sign. Uh, sign is on
sheet 15 of plan set. Um it and it's really for safety. I mean, this is a higher speed highway uh or roadway and the higher the sign, the further these people can see the sign, which um they
don't have to slow down and but you know, they'll they'll know in advance of the site when it's coming up and they don't have to slam on their brakes >> and other road is that sign. >> The sign 25 ft >> which meets the minimum standard. We ask
in your rendition which is the sign is the black or >> so the black is the existing uh that's existing billboard sign which is proposed to remain um now that so it's just a one-way traffic and since it's right in right out uh the the location
of the billboard sign even though um it would if if it was a two-way highway it could be an issue but it it's there's no issue with sight distance because nobody will be looking uh down the highway to make that entry. Will the applicant have a any concerns
about marking the rear no parking area marked with no parking signs and yellow hash on the pavement? >> Yeah. >> To eliminate any people parking there. >> That's fine. That's a good suggestion. >> Yeah. Let me ask you when you said your
primary reason for that sign being 8 feet safety in reference to what what study or what safety aspect >> just the given the speed of the road 50 m an hour things are it's it's pretty consistent with all of the route 22
signage uh the the BP sign is uh it's about even with uh the billboard sign um the the the higher up it is, the easier your eye can catch it. And all the the
drivers on this road will be looking at, you know, the BP sign, which is significantly taller, and the billboard sign. And then if if we have our proposed sign at 5T, they won't even see it. >> And could that also block the view of
people leaving the site? If it were >> if it were closer, >> it could uh I mean, if it it won't impact any sight lines just given the the distance it is from the rightway line. Um that won't be an issue. It's mainly due to
>> Do you have that? I didn't notice that in your plans. Do you have that your this sign in reference to your cited vision pull out of there? >> Uh I believe there is a uh site >> I overlooked it. I don't know. >> Believe we had that or I saw it at some
point. It there's Yes. Uh sheets six. >> It's in there. I believe you. I I don't recall. So I >> It's not a line of sight for the um for the sign itself. However, it's the sighteline
triangle which I believe is also profile here. Profile. Yeah. Sheet nine is the sighteline profile. So that shows uh a distance
of 530 ft. So that's the the required sight line per the DOT standard for for the roadway um which there's adequate uh site. And the last variance is the front yard
parking variance uh for the four stalls in the front here. Uh the variance is for parking within 56 ft of the front line where 75 uh feet is required. Uh this is just the ordinance reads that
the parking is required to be behind the front yard setback. Um now the reduced parking or reduced setback results from the need to maintain uh the internal circulation. We could in theory just have just the driveway. Um however you
know it made engineering standpoint from an engineering standpoint it just made sense to have some stalls here um for for ADA access. >> Let me ask you this in reference to ADA. Does that meet the ADA federal requirements of
since we're cutting it normally the zoning is set up for that car to pull in or out with the 75 ft. So are you saying if the variance is granted to 55 56 ft that is a federally approved parking spot? >> Yes, that'll that'll fully comply with all ADA requirements.
>> Okay. Uh the proposed layout minimizes uh the impervious coverage uh keeping it consolidated. We could push the entire uh development back, but we would need to then the the roadway gets longer. We
would need to reduce coverage, maybe reduce some of the the uh wide 30ft aisle here in the rear. Uh the front yard or front yard parking configuration is consistent with the other commercial uh developments uh on Route 20 uh 22. I mean, you can see uh the neighboring uh
properties. This has a a gas station pump over, but there there is parking within the front. >> Is there any thoughts of generators being
that? I am not aware of generators just like you have electric coming out. There is public gas. So um >> I don't know if it's required for the maintaining during power outages. >> Yeah.
>> Your product and if it is where do you plan on installing that? >> Yeah. >> Yeah. We would be open to it. I mean is your question do you prefer them or not? >> No it just if you are where are you going to put it? >> Yeah I mean there's there's uh there is room for uh
>> one side. So you're going to need >> Yeah, that's a valid question. We did propose that and and we'll make sure that that's on the the plan. >> My other point with that that you brought up, you said you're at 49.9% lot coverage. >> Yes.
>> So the generator if it's not anywhere already where you have it madam or asphalt is does that kind of put you over your 49? >> We there is some wiggle room there. We do have some areas that we could easily
trim uh some impervious covers through. there are roof mount backup generators. I don't know if that's an option for you or not. >> And I mean ultimately it's let's say it's a you know 6x 4t pad. It's not a huge amount of impervious coverage. So
it's a less than another parking stall would be. And we do um and I I'll testify to this but with our parking right now is meeting the requirement. However, we're not taking credit for the EV uh parking. So we could reduce our
total parking to 45 spaces and and eliminate some so if needed. We were just trying to make sure there's adequate parking and um I know it was a a concern of uh some of the board members during the completeness hearing. So uh we prepared a traffic statement uh
which we had submitted to the board. Uh this evaluated trip generation access circulation and the route 22 corridor. Uh the driveway is a right in and right out only with no median open opening available. Um and all site traffic
arrives and departs on the westbound or westbound on route 22. Uh the trip generation summary uh using the IT land use codes for the marijuana dispensary and a small office. The AM peak hour is eight new trips. Uh the office is the
only generator in this AM peak hour due to the dispensary being closed at 6:30 in the morning. Uh the PM peak hour, there are 107 new trips and the Saturday peak hour are 119 new trips. Uh the
trips identified represent the site generated traffic and do not account for the pass by trips. Uh therefore all uh of the project or all of the projected volume will be new trips on the surrounding road. It won't be all new trips on the surrounding roadway.
Overall the anticipated trip generation is a conservative number and can be uh readily accommodated on the route 22 corridor which is a major arterial roadway with sufficient lane capacity and uh signalized spacing to serve the existing anticipated commercial traffic
patterns. Uh the onsite parking and circulation was uh designed to allow for some um queuing and I performed a queueing analysis on top of the uh 47
parking spaces we're providing. Uh there's about a roughly 688 uh linear feet of um additional length to to complete the full circle. Uh this could accommodate roughly around uh 24
vehicles um in addition to the 47 stalls which is well over uh any of the uh anticipated demand. Uh in accordance with the township parking ordinance and the size of uh each proposed use, the
development is required to provide 47 off- streetet parking spaces consisting of 20 parking spaces for the office use and 27 parking spaces for the dispensary use. In addition to the ordinance compliance, uh a parking demand analysis
was conducted with the IT parking generation manual. Uh the IT manual uh in indicates a peak parking demand of approximately 24 spaces for the dispensary and 10 spaces for the 5,000
foot small office combined equals uh 34 spaces for according to it. Uh this comparison demonstrates that while the project complies with the township ordinance requirements, the proposed 47 spaces is more than adequate to accommodate the anticipated parking
demand for the site. Uh in summary uh of the traffic, the proposed use will not create an adverse condition on Route 22 or any municipal roads. The DOT will perform their detailed analysis and the review of part of the major access permit process that we will be
submitting. and we don't anticipate any uh issues getting that per. As for storm water and grading, I'm going to bring up again is just sheet that we provided
plan set. sheet seven of the plan set. So we the design is to uh be consistent with the existing drainage patterns which everything drains from uh from the southeast corner to the northwest corner
of the property. uh we were able to meet uh the NJ uh 7 col 8 design standards by uh sending the all roadway runoff into the pvious pavement systems on located
over the parking and capturing the front parking area into a uh man manufactured treatment device before going into a small scale infiltration basin in the rear. Uh we will be revising that uh in subsequent revisions to have no
infiltration. All systems will be lined uh due to the uh the carbonate rock form carbonate rock formations. Sorry, just need some water >> and that's consistent with Mr. Wiznookski's uh engineering review. Correct.
>> Yes. uh we will be performing a geotechnical phase 1 and phase 2 uh addressing uh the two uh 243-48D and that will be submitted uh prior to final approval and the proposed storm water management system will comply with
any recommendations uh made in that report uh which I've spoken to our geotechnical uh engineer and he has already with just limited knowledge recommended that the systems be lined
And we have in addition review the storm water analysis assuming no infiltration and revising the lay or revising the storm water uh sizing and we are confident that uh we can accommodate that runoff without
revising uh the site layout. >> There's only a roof runoff order. The roof runoff is is going right into the uh small scale >> ventilation where it's going to run across the asphalt. >> No. Uh it it's being piped through roof
leaders and then going in. Uh if it runs all over the asphalt, it becomes an issue because any water running over the asphalt you need to treat before it goes in. So, as for utilities, I will skip ahead to
storm water. I can just show the lighting. So, lighting plan is sheet 10 of the plan set. Um, there is two existing public utilities for the property. There is a gas line that's uh roughly 5 ft off
of the uh roadway line for Route 22 uh in the lawn area. And there is a existing utility pole in this southeast corner of the lot that we will tie in for electric. Uh there we're proposing a on-site
septic system in the rear here uh to to capture and sewer and we are proposing a well in the front yard in this median area. The reason for it being in this area is due to a neighboring well here. Uh the
proposed septic system here and there's some uh neighboring septic system issues and there's there's a very small window where we can uh propose the well on the property. There is an option that uh
there's a um existing fire hydrant across Route 22 um which if we we've submitted a will serve and to see if the water company would be willing to say directionally drill under and gain access um we'll
provide that to the township >> if you know when they respond. Uh for the lighting, all lighting is LED, full cut off and dark sky compliant. Uh we're proposing seven uh polemounted fixtures spaced out through
the parking area. All lights will be LED, full cut off, dark sky compliant, and they'll be to to provide uniform uh site illumination. Let me go back there. >> What was your reference? You're saying well, but if the water company brings
you a water, man. >> Yeah. So there is a existing fire hydrant and uh we submitted a well serve request to the water company to see if they had capacity or if they were willing to uh and sometimes water companies will pay for
that upgrade to to directionally drill under the highway to gain access to these lots over here and provide the public water for them. So >> option your your first option is to do what you're will. Correct. >> Yes. Right now we have to assume that
they're not going to allow that or they're not going to they're just going to say that um in the future maybe or or you know we're not going to provide uh public water from the site. So both neighboring properties do have wells. However, the develops uh this the BP was
developed in early 2000s and uh the collision repair was developed prior to that. So, um there the site lighting was designed so that no glare uh is is directed towards Route 22 or uh any
neighboring properties. And the lighting plan will be revised to note uh the use of 3,00 Kelvin fixtures and to document the reduction in lighting intensity during non-operational hours while the uh facility is closed. So >> that would be 10 p.m. and later is set
forth again in the engineering. >> Yes. Yeah, >> I can interrupt you again. You're >> going back to your um I don't want to reiterate to go back but only you don't need to move that back your uh the sign. >> Mhm.
>> You have specs on illumination of the sign. >> I think the sign right now and was not proposed to be illuminated. However, uh we will comply with you know the township ordinances. Uh >> I I didn't know if you have specs on illumination.
>> No. currently accommodation, >> but we do have the the detail for for the sign. And I'll finish up with the landscaping. Uh so we are uh the landscaping plan, we're proposing uh foundation plantings around
the property with perimeter shade trees around the building, uh small shrubs throughout uh and a 25- ft landscape buffer on the westerly side and the rear side of the the site. uh comprised of both evergreen trees, shade trees, and
shrubs. Uh a 13 foot landscape buffer is proposed along the easterly property line. Uh this is comprised of both evergreen trees, shade trees, and shrubs as well. >> And Derek, those will be New Jersey native and drought resistant. Again, it's set forth in the engineering
review. >> Yes, you beat me to it. So that uh that's also set forth. So the the when we submitted to highlands that was one of their comments as well that we comply with and we have all drought tolerant species. So we'll we'll be updating that uh in the subsequent >> it'll be native native and drought
tolerant. >> Yes. Correct. >> Excellent. >> Uh so in conclusion uh the project conforms with the HP zone. Uh it meets all the storm water and engineering requirements or will meet all the uh storm water requirements. Um, and it makes a meaningful improvement on the
currently underutilized highway parcel uh in the township. I respectfully request your approval of the application and I'm happy to answer any questions. If you'd like to go through any of the letters, I I have those, too. >> So, the sign, is that going to be like an electronic sign that flashes or is it
like a >> There's no flashing signs permitted. Um if if it if it was just back lit then um I believe back lit signs are permitted in >> we were just discussing that briefly here. And so yeah, as long as they're not flashing or moving signs
>> aren't even allowed. >> Yeah, >> then they're fine. It could be internally or externally illuminated ground mounted, >> you know, ideally, you know, probably externally illuminated signs are are >> less impactful certainly than like a >> an internally illuminated sort of box sign, but certainly that's up to the
applicant. Yeah, >> as long as it's conforming with the zoning ordinance and we're not contemplating any variances for the sign besides the height, then certainly. >> Yeah. >> Yeah. Did we make that an ordinance yet? I don't think we did. >> We did. >> The the flashing signs.
>> Yeah, that's an ordinance. >> It's an ordinance. >> Can't be flashing. >> Right. That's already on the books. >> Who's going to own the billboard? You guys are going to own the billboard? >> Yes, that's correct. >> Yes. >> Well, the land owner is owns the billboard, >> right? So it's not leased out to anyone.
>> It's leased out to the Adams out, >> but you own the >> the soft, right? >> What are the days and hours of operation? >> So currently uh on our plan, we had a 9:00 a.m. to 900 p.m. Uh however, uh it
would be whatever uh is permitted in the zone for hours of operation. Well, we know it can't be past 10 because that's when the lights >> 10 p.m. would be >> that's going to be up to licensing. >> Oh, okay. >> And I'm not sure. I get so confused
between different towns whether >> we have business hours regulated. >> I didn't see I checked that and I didn't see anything in the code. So, I think we'll be guided by what the township council says when it you know when we go before them for for lensure. Yeah, it I
think it's going to be more of a lensure issue than it is going to be a planning issue. >> The other question you say there's so there's going to be three separate buildings. >> Uh no, one building, three separate you or two separate uses uh the office uh
use is broken into two tenants. So one >> So you'll be renting out Yes. >> a space. >> That is my understanding. >> An office space. >> Yeah. monitor >> if it merkantile or >> office. >> Uh I it's just office. Uh this is all
governed honestly by the DOT. So given the site frontage and um the proximity to the adjacent properties uh the DOT has a whole calculation um and it's a it determines the maximum number of
trips uh permitted um for the lot. So that's cannot be. No, >> that' be a lot of >> one retail use and two office uses, >> right? >> Correct. >> Right. And well, I guess that's a question that comes up then. Will there be signage for those office uses or
>> Yes, there's they're captured on small, you know, >> tenant. Yeah. >> So, you're proposing three separate businesses in this one lot. The Adams outdoor sign, you owning the property and signal
business. And you got the retail and then you got the or you got the dispensary front and then the two office spaces in the back. >> Yes. In an ideal world that would be however the the office space can't be um you know retail or anything. It has to
be strictly office. >> Okay. >> Is there anything that stopped them from using the billboard is advertising for their own place? Yeah, it's actually better if they use it for reach for their own place. >> Spill board that's that's there that's
been there. It's, you know, conforming or at least an existing non-conforming use. I'm not really I didn't look at that. I don't know if Dan did from a zoning perspective. It's a permitted >> permitted billboarding sign >> or it's an existing billboard sign. So, I don't think there's anything stopping
them from telling Adams Outdoor that they want >> their business advertised. How long is the Adams Outdoor lease for? >> So that's an annual lease that renews. It's July to June. >> Anybody else have any questions?
>> I think I think everything >> Mr. Ranger reviewed everything that I had in my letter and went through it very thoroughly. So >> unless I have any questions from the board, I don't have any feedback. Yeah, big things from the first meeting were the uh phase one, phase two and the uh
>> the traffic was the big thing. >> Yeah. >> And that's you know, you went through all that and and our traffic engineer in our office reviewed it and they, you know, found that the conclusions were were sound and and thorough and there were no concerns with queuing or anything like that. So
>> certainly I don't know how busy the business will be. I mean certainly hopefully it's not an issue of uh >> of queuing out into the highway like uh like a Dunkin Donuts you might see or something or Chick-fil-A but >> you know maybe then you know operationally the business would have to adapt maybe make appointments or
something >> and there is uh in this section there's about 13 ft of um shoulder too. So it in in a world where it's surpassed all of the IT trip generation rates and there was if there was any queuing I I don't
think it would be an issue. >> And a lot of these businesses too are moving to an app-based ordering system where you put it in and you have a set pickup time. So it's really >> so you don't have >> in and out. Yeah. >> Loads of people arriving at >> you show up. It's a five minute transaction.
But but the board should also be mindful that the fact that there's a difference between internal circulation impact and actual traffic impact, >> right? >> Because it is a permitted use within the zone district. So it is assumed that
the traffic that it may generate was considered when the ordinance was enacted that allowed this use. So it's not traffic impact is not the
internal may be an issue but it's the traffic impact on the road system is not a basis for the board to say it's good or not good just from a legal perspective. All right. So do we have any conditions
here? Um, >> well, they certainly have to comply with whatever licensing standards they're going to have to obtain. >> Yeah, chapter 88 of the township code has a lot of different performance standards, including like submitting a security plan to the police department
and getting that approved. So, that's all stuff we would have to do before um even obtaining the catch license uh let alone getting a CO. I think also the phase one and phase two will be condition of approval
for the geotech. >> I just haven't well you're my concern is on our books right now. We do not have our our for the sign for the whether or
not you right now have a lease with Adams Outdoor. >> That's correct. My only question is is is there plans to renovate that sign? Because as of right now, we don't have we don't allow any flashing or LED signs. Our zoning is very vague in that
reg. So my question is, do you have a plan on putting a new Adams outdoor billboard sign up? >> We do not at the moment. At at the moment that that sign that billboard's not >> Yeah. I'm not My other question then is
just clarification. I mean, other than that, my only question is, if you got the three storefronts, all right, your original parking spaces were for how many? >> Uh, we have 47 stalls proposed. >> 47 stalls. And how many of them were for
employees with the three separate stores? Is am I understanding that correct? Like the dispensaries in the front, the one office is for the dispensary. >> We would probably take that middle office for the dispensary for us. >> Okay. And we've also thought about
>> we're going to need to uh swear you in if you're giving testimony here. >> Maybe feed it to the engineer to feed it back. >> Yeah. So the parking I mean parking calculations for the office. So it says 10 trip or 10 parking stalls uh in peak demand.
>> 10 stalls for for three of the stores >> for for the two office uses. And then it has >> that's based on square foot square footage. >> Yeah. Based on square footage. uh that number. So the the uh dispensary
has 24 uh parking stalls and those counts uh are the way it does it is they they account for employees and they account for customers in those numbers. So even it trip generation um a lot of
the time you'll see you know it'll have say 55 people entering and 53 people exiting during peak hour because two of the people are staying to work. Um so that is all accounted for in those parking counts. >> I have to imagine peak hour will be
different than the office hours. >> Yes. Yes. Yeah. One's after hours. Did the IT have >> maybe >> does it have cannabis as a use or is it >> it's a fairly new usage? So it is very
conservative. Um and the standard deviation between the lowest and the biggest is like 150. So it is a very large but they take a more conservative route which is doing it off of the highest demand. So, um, all the trips
that I detailed out, that would be in a this is the most popular spot in the area. >> And have you looked at any other nearby dispensaries to see how they're operating or are you just going on it? >> Uh, just going on it. However, the
Philipsburg, I think it's the Philsburg one doesn't >> apothecarium that doesn't have a parking >> that doesn't have its own parking. So, it's people all jockeying on South Main Street, um, which you're you're not going to have. >> And Po Hackhong just approved another dispensary
uh just down the street, not on the the westbound side, but on the eastbound side of the highway. Um, and essentially people aren't uh going on trips now to go to these places. Generally, they're
just passing by them. Um, so a lot of the trips will be on people's routes home. They'll just go to, say, this one, if this is their router, they'll go, if they're going eastbound, they'll go to the the new one in L Paccom or uh the
Apothecarium. There's I believe >> coming online in Green Witch. >> Yeah. So, >> and I think another in Peber. >> Yeah. >> So, >> you don't think that a dispensary is a destination? Uh, I think it's becoming less of a destination than it than it
was when it uh did its calcul or did its trip generation rates. >> I think it'll become more like liquor stores. >> Yeah. >> Stop on the way home. >> Yeah. Just whatever's convenient and you know, every town has one and >> and there's no internal
>> consumption area. Correct. >> No, >> it's not permitted. >> Yeah. >> No, there's no on-site consumption period. So that changes the dynamic I think too. >> So I'm like >> it's not a lounge >> a bar right. >> It's my understanding that there's no
drive up either right in this fence race. >> Uh no. >> Is that a legal ramification or in the future do you believe there will be? >> Uh I'm not sure. >> You'd have to come back here. >> It is allowed. Okay. It is allowed.
>> You can't Okay. It's not proposed because we can't >> it is it I'm not asking as an expert but you obviously it is a lot in the drive >> regulatory commission is approved for drive and there's quite a few in the state of Jersey. >> Okay. Thanks. >> This is not proposed as a drive.
>> Yep. >> I'm understanding that uh chapter 88 is for the license and that has to be vetted by the governing body. But is there anything you can provide this board in terms of some of those sort of land use elements like the odor
control or lighting some of those requirements? >> Well, why don't we uh >> with those? >> Why don't we swear in uh Oh, yeah. There's that uh cover. Is that a uh overhang >> uh here? No. Enough structure.
>> The loading dock area. >> The loading dock area. >> Oh, no. That's that's open. That's just hatched for hatch. >> So it's not for no parking. >> No parking. >> Okay. Thank you. >> Yeah. It's not it's not an awning or anything like that in the building. >> Are there any more questions for Mr.
Ranger? Okay. Thank you very much. I now like to call our sort of cannibis uh regulatory and operational expert uh Sharon Mura. You take a seat. >> If you'd raise your right hand, do you
swear affirm? >> I do. >> Do you swear affirm that the testimony that you're going to express the truth, the whole truth, and nothing but the truth? >> Yes, I do. >> Okay. Please state your name. Spell your last for the record. >> Sharon Mura, Mur Rh.
>> Thank you. Sharon, could you uh explain to the board your background in the cannabis industry? >> Yes. uh for three and a half years I worked with Green Thumb Industries, a very large multi-state operator in the
state of Massachusetts, Connecticut, Rhode Island, New York, New Jersey, and Maryland. So, lots of different states reps. >> Okay. And are you involved with the operation of of cannabis dispensaries? >> Yes, I have and and now. >> So, you're familiar with generally how
they operate and with how this is proposed to operate? >> Yes. >> Okay. Very good. Um, oh, first of all, uh, what Mr. Block had asked, will there be any packaging or manufacturing or anything like that occurring at this location?
>> No. Are we are just seeking to actually get our products from other suppliers? >> And will this operation generate any odor? >> It's actually in my experience there is very minimum o odor and it's with inside the dispensary. Most certainly within
the vault. The vault is built in a certain way that contains a lot of the smells. Our uh customers are also not allowed to open up the product while on premises on the property at all. So it minimizes any kind of effect that anybody may be able to smell of the product.
>> So if you're patronizing or working at one of the adjacent businesses, are you going to have you know the odors coming in? >> You will not. Okay. >> Other than conventional, you know, as any commercial establishment would have exterior lighting. Uh with that, would
there be any additional lighting uh here beyond, you know, what I would say customary and expected commercial? >> There usually is additional lighting. Uh the CRC definitely requires it because of the amount of camera footage that we have to have around our entire dispensary and within our dispensary.
The only place there's not cameras is inside the restrooms, of course. And that's so that local law law enforcement can be able to to have uh light contact with that. But as well, the CRC monitors cameras in any of the dispensaries in the state of New Jersey at all times.
>> Is there anything that would generate uh undue noise? >> No. >> Glare? >> No. >> Any sort of nuisance type condition that would be obnoxious to either passers by or neighbors? >> None. >> And could you kind of, you know,
generally speaking, give what would the experience of somebody be they pull up into the dispensary? How how does how does that work? typically can be as quick or as fast as you would like it. Typically, what's happening now in the cannabis industry is most of the time
about 60 to 65% of the customers coming in already set a pre-order and and set a pickup time. So, those customers are coming in, parking, walking in, and usually getting in and out within 5 minutes and on their way. Then there's a few customers will come in because they
want consultation. Those customers usually don't spend more than about 10 15 minutes tops, but that's because they're getting the sales consultants to be able to help them to identify the products that that can help them to fit their needs. >> And what kind of security protocols are are generally followed?
>> Uh security typically uh not only from the camera standpoint as I had already mentioned um you know most certainly we're going to have our own in-house security where they'll be watching the cameras as well. uh we most certainly do not want to permit uh loitering and so that's the reason that we want to be
able to get our customers in and out quickly and get the sales experience that they would like to get and we also have many points of being able to ensure that it is 21. We do it at the point of entry into the business to check IDs and then again at the time of point of sale
>> and as the township's ordinance uh requires you'll review and have the security protocols approved by the township police department. >> Absolutely. >> And um no visible uh product visible from the street or from outside.
>> No. And even within our own location, customers cannot actually vis visually see the product. that's against the regulations in the state of New Jersey or the Cannabis Regulatory Commission. So, the only time we might see anything is actually an empty package that has no product in it. It's only for visual
purposes. >> And I guess my final question would be, how are deliveries generally made to a dispensary? >> Deliveries from any of the suppliers within the state of New Jersey that are, of course, they have to be approved through the CRC, but on top of that, they're actually equipped with video
footage and camera footage. So to be able to monitor that movement and they actually have to follow set routes within the state and then when they do they're all completely sealed. Nobody can look inside the larger vans that they carry the product in. they would actually know when the delivery is
coming to our location and then our security uh team member can be there with the team to actually receive the shipment and usually they are only there for a short period of time to drop off the product and then it's in in-house in our vault where we're being able to keep security measures with the product until the point of sale
>> and are deliveries usually made with like courier vans or passenger vehicles or is it box trucks or tractor trailers? I in my experience, I've really never seen a box truck in the state of New Jersey. They're usually courier vans that are completely enclosed and you can't see. There's no windows. You can't
see inside. And they're unmarked >> and they can fit in a regular parking space. >> Yes. >> I don't unless you have anything you'd like to add. I have I have nothing further. If the board or or >> How often do deliveries come? >> It depends on the volume of the store.
Um, for instance, I had a location one time that was extremely high volume. So, we typically uh scheduled uh them separately, so they were not backtoback and we would have upwards to five deliveries a day Monday through Friday. >> A question on the lighting. So, you said
that there's video cameras or cameras that need lighting. It's is the lighting on 24 hours a day or is it get turned down? There are certain key low lighting that in in uh the dispensary zoo of course will do anything within the township that's that's expected. Um but typically there's a lower level of
lighting so that way you can still have video access to see especially if for some reason somebody comes onto the property after hours. >> So after the businesses are closed lighting levels can be reduced. >> Yeah. They're usually not as uh like bright in the parking lot spaces.
They're reduced at that level. Yes. security lighting after 10 p.m. >> 50% or something like that. Reduction in brightness during, you know, off hours. >> I have a question. I don't know if it's for you or you just I've never been in
one. So, my experience with the filter one is there's a high volume of pedestrian traffic coming out of the building. Is that going to be the same situation here? And if it is, what are you doing inside the store or outside of the dispensary that is going to reassure
that someone coming in from the road is not you're not going to have a line of people standing? >> Can you speak to that? >> Yeah. So I mean this is just the submitted uh architectural plan,
the revised one that received. So there is uh customer waiting areas and um the door is you know large enough to to have one person coming in one person um >> and what's the occupancy rating of that
waiting room you're >> uh that let's see I'm not an architect nor did I prepare these plants it's not a note I am not >> like if you're you say there's 47 partners 25 people coming in
the waiting area. >> It's a >> How many? >> It's about 20 by uh almost 14 ft. So, okay. >> That's a it's a large and that's just one side. >> Y >> So, there's two security doors probably
one for entering, one for exiting. Um >> that answer my question. I I've never been in one and I just know. And just to extra context, that location that you're talking about doesn't have a um significant any parking. It's side street parking and that's the reason
that they're running into the problems they are. >> It's a more walkable area too like this. You don't see many people walking up and down. >> It's a large parking lot and then we have a waiting room and quite frankly a lot of it comes down to the technology and what you put into the store that allows people to get in and out at uh at
a faster rate. Any other questions? >> The the smell of it. You said that there really the only smell is inside the um inside the vault. Is that because of the way it's packaged or is there a law that
requires some kind of scrubber for the smell or >> Well, a a lot of the suppliers out there actually have like almost childproof type of packaging where even if it's almost like zip lock, it is very difficult to open. So, it seals a lot of the smell.
>> Gotcha. Can be almost adultproof sometimes. >> Yeah. Sometimes you It's hard to open it. It's adult proof, too. And the bathrooms are for customers. >> No, the bathrooms are uh completely
separate. It's a staff area and then a the countertop surrounds that. And then there's the break room. All of this is only accessible by employees. >> None of in your experience, none of your dispensaries have customer bathrooms. >> I have um between all of those states.
It depends upon sometimes the state or the city would require it. Um, a lot of times I've used to some townships that did not want it because the lack of the uh camera footage that would be in the bathroom and it could, you know, then proponent of causing somebody who was a
customer to then try to, you know, ingest in one of the bathrooms where there's not cameras. So that's the reason we like to really kind of limit it just to the to the employees. Anybody else? Dan, nothing to add. Okay.
>> All right. So, the next step here is we're going to have to vote on these variances. >> Open it up to the public for public comment. >> Public comments. >> Yes. If you'd like to come and make a comment, you're going to get sworn in. Okay. >> Okay. uh question or just comment.
>> If you have a question, you don't need to get sworn in. If you want to make a comment, I'm going to swore you in. >> I just have a question. >> Okay. >> So, um >> you can ask these guys, not the board. >> Okay. Hi. Um age requirement. So, I heard you say that there's an age requirement at entry and then also at
purchase. Does that mean that you have more than one employee on a shift? If if you're busy, how do they do both things? And what about, you know, an adult who makes that age requirement but has children with them,
family members, like what how do you >> from a cannabis regulatory commission standpoint? First of all, in our location, we will have a a point that you come in and you have to get checked in before you can actually then walk into the dispensary. That's in the waiting area. So, you wouldn't even be allowed into the dispensary until we've
proven that you're 21 years of age or older. Then the CRC does allow and they've gone back and forth, but there are there are times that they have said that it's okay if someone has their own young child with them that's underage that they can hold them to bring them
into um into the building. We follow whatever the uh cannabis regulatory commission tells us at that time. >> Why don't you since the question was raised, what would a typical staffing be at a dispensary? >> Well, you're looking at this location is definitely going to have more than two or three people. is probably going to be
in the upwards of like 8 to 10 people at any given time in the building. There's always going to be someone manned at the front of the store to be able to check yes in and ensure that they're of age and that they're legal before we can then allow them to then come into the regular part of the dispensary to talk
to any of our people about the product and then to be able to ring up the point of sale. >> Okay. So, I just I guess considering what the age cut off is. So you're saying if a if a mother or dad is holding a child at but what age? You
know it's like so you're saying well it's a 5-year-old and I can carry you or it's a 8-year-old and I'm holding your hand or Yeah. >> Yeah. Every state's a little different right now like >> what is it here? What would it be for this? >> Here in Jersey they've allowed if it is someone that is a child that isn't like
able to like walk on their own like toddler type of size they've never come back with an age and they've always said toddler type. then that for that child would not be um you know and what's the word felt uh safe by leaving alone in the car and so that's what the CRC has
said and they can change it and in any g given moment we just follow what what their protocols are. >> Okay. My second question was um Route 22 is like we're getting more and more and more truck traffic 18 wheelers. What's to prevent them from stopping along the
side of Route 22 and coming in, you know, because oh, I'm just going to grab this and park it and go. >> Well, I guess that >> or how do we control that? >> Law enforcement stopping people from trucks from parking on the >> because we're already struggling with
the 18 wheelers. >> It's not their problem. Okay. >> Police department, they will take care of it. >> Yeah, Pam, that's also >> against the federal law for anybody in a commercial vehicle to have any kind of drugs at all. So, >> they can't even do it. >> I I don't know that they would want to take
>> I just know that we're already having, >> but that would be my guess is that, you know, they might not want to take >> CDL requirements. >> Okay. Thank you. >> Thank you. Get your sh
All right. Do you see any problem with these variances? >> Well, I mean before before we vote on it. >> So, >> terms offering >> the So, the first thing you have is the lot area, right? And there was something
put into the ordinance for the dispensary use that it only needs to be one acre, but because they have multiple uses, they're still required to meet the two acres. Um, and I think they've presented testimony that the site still works despite being a little bit undersized. Um, they've reduced the
coverage or still in compliance with all of that. The only thing that is not complying with is the the buffer on the one side, which is from the gas station. So, I don't really see any substantial detriment to the gas station from a smaller buffer. Um, the parking in the
front yard, I think it worked. It was really just a technicality on the way that the ordinance was drafted. If the building was actually set at 75 ft at the front yard setback line, the parking would be allowed in the front. So, they moved the the building back 10 ft and the ordinance says you have to have the
parking behind the setback line there. Well, there's not enough room. But I think they're meeting the spirit and intent of the ordinance, which is keeping the parking next to the building. They're not pushing it out into the front yard. Sure. >> Um, so I think that makes sense. Um, and then the sign, I think you heard that
probably because of the topography, the speed of the road, they want it just to be a little bit taller rather than a small monument sign so that it's more visible. Um, it's going to be tough to see that with the BP sign, then you have this sign, and then you have the billboard all right in a row. So we
really want to make sure that you know people know where they're going. There's if they miss that turn then they have to go all the way to Philsburg and turn around and come back. So >> just one final clarification I guess we didn't ask this question. Is there going to be building mounted signage?
>> Uh there is one building mounted sign I believe on the front uh face of the building. >> Yeah. I don't know if we do we have an elevation or something on the architectural plans that might depict that. Yes. Yeah, just to give the board a full view of what I >> believe hire another bearing for that
building signed and also >> we'll comply with the fans signed ordinance for sure recognizing that if there is any deviation we have to come back and and see you guys. >> So it's not showing here uh but it is it would be located in this area along
front. Um, it's about a Let me see. >> But, you know, it should be sized to be, as Mr. Pek indicated, conforming with the >> Yes, it'll with the zoning ordinance for facade mounted signage. >> You're also saying it was three businesses anyway. So, that would when
our ordinance for the signs it would that would you would be you would be covered under that anyway because it's just like the sign across. I I stand corrected on that then because you're you're saying you're going to have an office and an office and just
one is a slab. >> Uh is there a basement? >> No. No basement just on a slab. >> Yeah. >> And you're depending on what the geotech comes back with. your reasoning. Did you say the location
of it could be pushed back to the back of the property or there? >> It would require additional uh variances for the appropriate coverage. Um >> to to do that. >> Yeah. Sorry. Okay. >> So, that's why you're asking for the variance because if you push it back, then you're going to need more to give
them more coverage. >> Okay. >> Okay. All right. So we can do these in bulk. Um >> you can do them all at one time. >> Yeah. Right. Uh 243-74
minimum lot area 243-74D buffer strip 243-53E freestanding sign height. Um 243-49D front yard parking.
Uh would somebody like to make a motion to approve these variances >> with the associated preliminary final site? >> Yes. I'll make a mention >> with the conditions that approvals do.
>> Yeah, it's going to be compliance with all the hearing planning memorandum >> and all outside agency approvals as well. >> I'll second that motion. >> All right, I'll give it a roll call. Members, >> yes. Hardy,
>> am I voting or abstaining? >> Yes, you're voting. >> Yes. Lawler. >> Yes. >> Vice Chairwoman Deia. >> Yes. >> And Chairman Sans. >> Yes. >> Motion passes. Good luck. >> Thank you very much.
>> Congratulations. Really appreciate it. >> Have a great Christmas. Happy holiday. Happy New Year. >> All that good stuff. I swear to God. >> So I'm the fire. >> Yeah. So when you're doing that, that's
why you do ahead of time. No parking on the pavement. Like first inspection access building. Yeah.
>> So that beast, >> right? >> I promise. >> Thank you very much. Good luck, Jill. Okay, this time um we have a couple other things to talk about. >> Someone we have to do.
>> Yeah, we have to go to executive session. I don't know why >> the boss. >> All right. Somebody care to make session executive session? Yeah, I I uh Yeah, >> I'll talk to you.
>> Make the motion. >> Can we stay? >> No, you guys. >> Are we in trouble? >> You guys are free to go except >> Are we in trouble? >> Happy holidays, everyone. >> Me, too. >> Oh, if you hang out, this shouldn't take
very long, right? >> I'll talk to you. >> Are they tearing up the rest of our road? I'll go back to labor and tell them do whatever you want. >> Make a motion to come out of executive session. >> Make a motion. >> Second. >> Second.
>> Make a motion to close. >> Make a motion. >> Second. All in >> favor. >> Merry Christmas. Happy New Year. >> Happy. Should I phrase that differently?