Recording in progress. Calling to order. The zoning board of adjustment Renan Township, New Jersey, regular meeting September 4th, 2025. The notice requirements of the open public meetings act has been satisfied by the
placing of a notice of the meeting on the bulletin board at the municipal building filing same with the township clerk and transmitting same to the hun county democrat the courier news the star ledger and the Trenton times roll call please chairwoman Miss Cynthia Schaefer
here vice chair Mr. Russul Damji here Mr. Steve Barcio he has asked to be excused Mr. Randy Block here Mr. Jim Ferrero here. Miss Lindseay Cool Burning here. Here. Miss Lorett Cina, she will be arriving
late. Miss Donna Drews here. Mr. James Miller here. And then board professionals, board attorney, Mr. John here. Township planner, Mr. Jeffrey Bearella here. And all other board professionals have asked to be excused. And just for the
record, board secretary Taylor Bond here. Okay. Okay. Can I get a motion to excuse Steve Forcio? I'll make a motion. Second. Great. Can I get a roll call, please? Chairwoman, Miss Cynthia Schaefer. Yes. Vice Chair, Mr. Russell Adami.
Yes. Mr. Randy Block. Yes. Mr. Jim Ferrerero. Yes. Miss Lindsey Kuel. Yes. Yes. Miss Donna Drews. Yes. And Mr. James Miller. Yes. Great. Moving on. uh comments, announcements, distribution,
correspondence, and meeting minutes. Seeing none, I'll move to the applications for this evening. We'll start off with the first one. POA case number 03, 2023. Applicant is Louis A. Pastrana Hernandez and Mar
Margarita Pastana. Location is block 71, lot 10, 9 cool road. application is a time extension request for submitting site plan application BOA resolution number 2024-10
condition number seven. Good evening. Good evening madam chairman. My name is John Lanza. I have the privilege of representing the Pastronis and we're here to get an extension because after a year we have not got the LOI for the property which is important for the
preparation of our site plan uh report and other matters I've had. It's actually been almost a year since uh an application was filed in the in the the do the Department of Environmental Protection and turned over for review, believe it or not. Uh so I don't know
exactly I can't tell you when we're going to get it. Uh we're hoping to get an extension at the end of January so we don't have to come back and ask for another one. But as soon as we receive the LOI we'll move forward with the uh uh completing the application and the
site plan. Interesting. Most applicants they want the site plan approval subject to the LOI and you guys want the LOI first. Do you don't like have full faith in whoever your environmental person is to tell you where the wetlands are? We certainly do. We have faith in him
and he told us he but we have an issue. This property is unique in that uh it's on a I'll say a semi cliff and the river is down below. We anticipated that it should be a 50-foot buffer, but that's become an issue with the uh DP and uh as
a result, we're concerned about going ahead without the LRI so we don't have to make uh revisions to the applicant. Aha. Okay. What would happen if it wasn't 50 ft? The the site plan would be different then. In other words, you guys propo you
submitted a conceptual site plan when the board granted the approval. Would the conceptual site plan have to change if it wasn't a 50-ft buffer and it was increased? I don't know. I can't answer that with any definitive response at this time. All I know is that that's our concern.
We don't know what we're facing at this point. The buildings already exist, right? And it's just a matter of any improvements that we have to do as far as parking. So that's the next questions I have is there were conditions besides the conditions saying condition seven
which you're seeking to modify to move it from October 17, 2025 to January 31, 2026. Correct? Yes. So condition one says no business activity shall tell shall take place on the property until and unless subsequent
site plan approval is granted in a site plan conforming to set approval is signed off on by the township engineer except the applicant shall be permitted to store pool liners and other pool materials to Evolution Pool Liners LLC inside the
existing commercial building. So Jeff should swear you in. Did you go out there to take a look at the property? I did. Okay. Let me get your sworn in. Can you raise your right comments or testimony you're about to give the truth? Whole truth. Nothing but the truth. I did. Jeffrey, before you even speak, move
that microphone close to you. So, I'm going to go through the conditions. So, did you see anything that would lead you to believe that they don't comply with that conditions? I can't I can't ask Mr. Lanza because he's he's their attorney. He doesn't know. I I was not inside the building. I
didn't see any pool liners outside the building. Um, okay. Did you see condition two says no outdoor storage of pool liners or any other materials? Did you see any outdoor storage? There was a trailer on site and it looked like there were there was material
in and around the trailer. Okay. But the trailers are separate condition. Forget the trailer for now. Did you see any material being stored outside? Not obvious. Not not obvious material outside. Okay. Condition six.
Prior to this, prior to the subsequent approval, the applicant shall be permitted to park one truck and one trailer or two trucks on these properties. In accordance with an ordinance section 296-139F,
which allows same in the residential zone. So, did you see more than one truck or one trailer or two trucks? I saw one one truck, one trailer by the business and it looked like there was another truck. I not I'm not sure if it
was advertised with the business or used with the business, but there was. Did it have the business name on the side of it like other truck? No. Okay. And then condition. So so far the no business conditions seem based on
Jeff's testimony to be satisfied. The last one is condition four which says the proposed addition to the existing dwelling on the plans and exhibits has not been granted site plan approval and shall not be constructed until unless subsequent site plan approval is
granted performance approval signed off. Notice any addition to the dwelling? No addition. Okay. So based on Jeff's testimony, it would seem to me that all the conditions are met and you heard the reason from the Lanza why they would like to have
mission seven modified and that is just I'm going to rephrase and if I say anything wrong correct me according to the D LOI even though most developers want the site plan approval subject to the LOI. They want the LOI first because they're concerned. Can you
explain that again because I want to put that in my notes about the steep the Yeah, we have a the situation is if you've been out to the property, the property is constructed on home. It's it's a home and a business. It used to be uh a a surveyor's office a
long time ago, this building. And uh uh if you go towards the the back of the property, I guess heading in a nory direction from Cool Road, there's a drop 10 ft 12 feet, something like that. the property drops in elevation in the rear.
Uh yes. And you guys want you guys are saying that it should be a 50 foot buffer and your fear is that they they would want more uh D would require more of a buffer. I don't know why, but that's our our
concern. And and that's why you want the LOI first. Yes, that's why we want it first. So, we're able to know with some authority that we have the buffer addressed, we have our our uh any improvements within
and outside the buffer area. And I'm guessing it's just because uh if he went the other way and they did say it was incorrect, his applicant would have to spend more money and come back. Correct. Okay. That's Yeah. And and more of your board time,
too. They come in for a site plan approval and then if the D Don't worry, we make enough. Okay, so we're going to extend that to January January 31st. Modify condition number seven
to extend time for site plan approval to January 31st, 2026. Okay. Yes. So we want to make that so moved. Uh, I
just want the record that Lorett Cine has arrived. Um, do you want her to vote on this? No, because she arrived after he started. So, let's Well, let me ask you a question. Also on this one, I believe Lindsay is rec. Lindsay's recused. Yeah.
So, we still have one, two, three, four, five, six. We still have six. And all you need is four. So, moved. Okay. Yeah. And all you need is a majority vote. Okay. Move second. Can I get a roll call? James G. Sorry,
James. Second. Okay. James did. All right. Chairwoman Cynthia Schaefer. Yes. Vice Chair, Mr. Russell Dami. Yes. Mr. Randy Block. Yes. Mr. Jim Ferrero. Yes. Miss Anna Drews. Yes. Mr. James Miller. Yes. Okay.
Okay. Thank you all. Have a good evening. Thank you. You too. Okay. Moving to the next application. VA case number 07-2025 applicant is the Schuman living trust location block 47 lot 720
highway 12 applications request for non-conforming use certificate and it's to be rescheduled we have a letter do you want yeah can can uh our board secretary uh do you want me to read it read the or or the board chair whichever
one wants to read the letter into the record I'll read it Uh, dear T. Uh, this is dated. What's with him not dating it? Yeah, really. Um, just give me a moment. I I know which date he did it. I got to look at a calendar, though.
Yeah, I know. If you don't mind, just read it and then I got to pull it up. Okay. All right. So, it's from Mr. Grunberg. Dear Taylor, kindly accept this correspondence on behalf of the applicant in connection with the public hearing currently scheduled for
September 4th, 2025. Consistent with the recommendation of Mr. Vakarella, please be advised that the applicant will no longer be seeking certification for a pre-existing non-conforming use and will amend its application to request a D1 use variance relief. It is
respectfully requested that the September 4th, 2025 hearing be adjourned to one of the board's October meeting dates in order to submit an amended application at least 21 days in advance of the public hearing. Thanks for your courtesies. Yeah. So, here's my issue with this. The
application that was filed was just for a certification of non-conforming use. Correct. Right. Did they apply for use variance? No. No. So, they So, what are you continuing there? That letter is in effect withdrawing the non-conforming use application. Now,
they have the right because the hearing never started to unilaterally withdraw it. Okay. But they they have no right to ask this thing to be continued and they get a date. They haven't even filed the application for the youth variance yet. Unless I'm missing something. Did they file? No, he said he was going to, but
yeah, but didn't does he imply it by saying at least 21 days in advance that he's going to but Correct. You're going to give them you're going to you're going to give them a hearing date before an applica. Forget the application being filed. It hasn't even been complete yet. So is should we officially withdraw the
application or I believe a letter board should direct the board secretary to write a letter to Mr. Gruinberg saying the board accepts his withdrawal of the application for a
non-conforming use certificate. Period. Submission of the application will consider an application of the the youth variance application and it being deemed complete the board will give it a hearing date. Please retail
and and I think that for the purposes of minutes someone I'm not doing a resolution on that. This this is a letter but someone should make a motion to that effect a second and have a formal vote on it so it's in the minutes that this is what the board did. Okay. Okay. Can we get a motion? Well, before
that, let's just put on the record. I got this letter on August 18th, 2025. Okay. So, so moved. I'll second. Can I get a roll call? Chairwoman, Miss Cynthia Schaefer.
Yes. Vice Chair, Mr. Sodomy. Yes. Mr. Randy Block. Yes. Mr. Jim Ferrero. Yes. Miss Lindseay Kool. Yes. Yes. Miss Lorettina. Yes. Miss Donna Drew. Yes. Okay. So again, just for purposes of the record to make it crystal clear,
bless you. The board has accepted by motion the withdrawal of the application for the non-conforming use certificate and the board has directed the board secretary to write a letter to Mr. Gruinberg telling him that and saying once he
files a use variance application and the use variance application is deemed complete, then the board will assign it a hearing date. Okay. All right, moving on to third application for this evening. VA case number 04-2025.
Applicant is Blue Crest Detox. Uh originally Apex Treatment Center, location block 16.01, lot 69.03 6A Minan Road. Application amend minor site plan for increasing facilities beds
for existing detoxification center. Good evening. Good evening, Madam Chair, members of the board. My name is Cara Kazinski with the law firm of McNaros Kazinski and Lime here tonight representing the applicant. And as indicated by the chair, the applicant's
name is Blue Press Detox, but you might have remembered them as Apex Treatment Center. Uh we are here tonight with regard to the property located at 6 Miniing Road within the township and otherwise known as block 16.01, 01 lot
69.03 and this property is located within your B3 community commercial district zone. For those of you that were on the board in 2022, the applicant was previously granted
bifurcated D1 use variance relief in 2022 pursuant to application BOA08-2022 and resolution 2022-03. And that use variance relief allowed for the use of the property as a 25 bed
detoxification center for substance abuse disorder patients. Thereafter, since the application was bifurcated, the applicant came back to receive minor site plan approval in connection with that use and that was
again in 2022. and they received that approval pursuant to application same application number BOA08-2022 and that resolution number was 2022-05. During construction, the applicant discovered that it would need to install additional equipment in order to
properly operate the center. So we came back before the board for a third time to obtain seabbulk variances and amended minor site plan approval and that was for a generator, some pads and some other minor equipment. and the applicant
received approval and that was in 2023 pursuant to board of application 15-2023 and resolution 2023-16. So we are here now tonight requesting
again D1 use variance relief and amended minor site plan approval. And what we're looking to do is to increase the number of beds that are currently in the facility, which recently had its grand opening, so it's in operation, from 25
to 32. So, an increase of seven patient beds. And you're going to hear some testimony as to why we're doing that and the reasons that we believe that it's appropriate for this board to grant that relief. uh the bifurcated use variance
approval limited the center to those 25 patient beds per day and found that the property was particularly suited for that detoxification center use. Yeah. Where did it the the relief
granted on page seven said subject to the condition set forth below a bifurcated D1 use variance is granted to allow the proposed detoxification center for substance abuse disorder patients with a 25 residential patient per day
limit occupancy that so that's what okay now and that was mirrored also in the site plan approval. So, right. And just hold on. It's beds. So, it's not bedrooms because in Jeff's memo, he talked about bedrooms. It's beds. Correct. And in in the very end of my opening,
thank you. What I was specifically going to say was we are not increasing the bed rooms. We are just increasing the number of beds. So, you're this is all being done within the existing exterior walls. The square footage of the facility and the building
is not being increased. Correct. Not one day. Sorry for the interruption. No, no problem at all. Thank you very much. That was very helpful. Um, and as council indicated, that is exactly the situation that we're presenting to this board tonight. Um, I have with me two
witnesses for you. I have Mr. Robert Longo, who's our architect, and Mr. Robert Benadetto, who was both our engineer and planner. They were previous experts that appeared before this board. Um, so you might recognize them. So unless anyone has any questions, um, I'd like to start with our architect.
Yes. Let me get everyone sworn in first. So let's get our three witnesses stand up. Well, Jeff, stand up near a microphone. Can you just come over to that microphone? Can everyone raise their right hand? And do you swear or affirm the testimony you're
going to give in this matter will be the truth or the truth? I do. I do. I do. Now, can you please identify yourself for the record? Robert Longo. Spell your last name even though it's L O N G O. Exactly. Okay. And you are the applicant's
architect. Architectural expert. Robert Benadetto. E N E D E T O. Uh, and I'm the applicant's engineer and planner. Jeff Aarella. I'm the township planner.
Okay, we're ready. Thank you very much. Uh, Mr. Longo, could you give the board the benefit of your education and experience, please? Yeah, I'd be happy to. Uh, Robert Longo. I'm the principal of Cornerstone Architectural Group. My office is located in South Planefield, 202 Hamilton Boulevard. I am a licensed
architect in multiple states. I've been licensed in New Jersey for 36 years. My license is in good standing. I am also a licensed building code official and I also teach. I'm an adjunct professor at Brookdale Community College. Just came
from there. first day of the semester. And you've testified before uh in your expert. I do it routinely. Yes. Wonderful. I like to submit him as any questions. No, we'll accept. Thank you very much. Um before we start, we do have your architectural boards in
the car. Um he didn't bring them in. Wasn't sure if we needed them, but we can certainly go get them if the board wants to see them up. You want to see architectural boards? It's what's been submitted, so there's no other have them in front of you. Well, are you saying that the architectural boards
one sheet? Yeah, that's it. Oh, okay. It's exactly what we have. Exactly what they have. Exactly what you have. Yeah. Just mine's a little wet. Okay. Okay. Great. Um, so actually, just for the record, give the date and the title of what they have and what you're going to be
testifying about. Yes. Yeah. So, it's my drawing. Yeah, it's my drawing. Um the drawing is A100 and uh there are two dates on the drawing because uh we basically bubbled the changes. So it's the original drawing from the original approval. So
the original date on the drawing um is issued for board review 19 May 2022 and revised on 923 2024 and the original date was December 8,
2021. Okay. Okay. So, Mr. Longo, you prepared those architectural drawings that you just referenced for the board, correct? Yes. Okay. And were you asked by the applicant to prepare amended drawings in connection with this application? Yes.
And what were you asked to do and and why? Well, we were asked to uh get additional beds uh specifically seven additional beds. Uh my client opened the facility. It'll be two months tomorrow that facility is open. And the facility was was literally full within the first week.
Um it's it's it's a it's I think on some level to me at least disturbing that there's that much need for this. Um but really was was full within 5 days. Um so they they need additional beds or seeking approval for additional beds. Um in addition to that um my clients
actually new to this part of the business. They've been in the detox business, counseling for a long time, but the inpatient thing is is new to them. And they're finding that um most of their clients, patients do better when they're partnered. They have a roommate. They just they respond better
to treatment. So, it's really a two-prong. It's more capacity to serve a a need and also to give better patient care in a in a dual room setting with a roommate. I just have a question because of the demand. Yeah, you answered my question about two is
better than one pairing. It it seems to be for some patients. Yeah. So, what would be the maximum capacity? Because if it's going out this way, are you going to come back and ask for more? I I
you can um our engineer and planner can apparently testify to that. We want to wait when I call him up. Yeah. I'm just I mean it's it's a fair question. I I can Sorry that too. Really I mean I I don't think there's physically a room. The rooms
the department of health has minimum room sizes. Uh the all the all of the rooms are large enough to meet the minimum area requirements of the department of health. Got however the layout of the room of all the rooms doesn't necessarily lend itself for another bed. Got it. Okay. Just curious.
No it's a fair question. Yeah. So um as was mentioned there are there's no additions uh to the building. In fact there are no physical changes. not moving walls, moving doors. This is actually adding seven pieces of
furniture to the to the building. That's the extent of the change. Uh that's really all it is. And the rooms that are being changed are bubbled on the drawing. So that's the change from the original. So anytime you see a bubble, it's basically adding a bed physically adding a piece of furniture. And that's
the extent of the change. And are those beds currently there now? Those additional seven beds? Um they're not. No, they're not because they actually have in in the single bed rooms, they actually put larger beds. So, they're going to have to take the larger beds out like swap a fullsize bed
for for two twins. Yeah. I just want to make sure the board understands we have not put those Oh, those are not are not I put it this way. Well, I think the point she's trying to make is unlike some of her other clients, she's here to get an approval before the work is done and not after the work is done. Is that
the point you're trying to make? Yes, John. That's exactly the point I was trying to Hey, I think about trying to get the props where I can. This is what I get. Yes, fair. No, I understand point, bro. That's on the record. To the best of my knowledge, those rooms I don't have one bed as we speak, right?
Yes. Okay. Um, and you testified no additional square footage necessary in order to accommodate those beds. No. Okay. How about the parking? Do we have sufficient parking to accommodate additional beds? There there's plenty of parking. There will be no additional parking needed as a result of these additional seven beds.
My client is licensed um and staffed to accommodate 32 uh patients. So there no there's no additional staff and the patients don't come here by car. I mean they're dropped off there and so they're not coming your car. So there's really no additional cars.
Just for one detail from from last time. Yeah. How about visitation? Would that require additional parking or No, they don't. It's not visitation. There's no none. That's what I thought. They're here for a typical week and and that and that's it.
So there's really nobody coming and going. They're dropped off and then they go. There's no That's what other people. I mean they got normal deliveries of things and they have full service kitchen so there's some deliveries but there's no people coming to visit. Really? Is it a closed down facility? I'm sorry. Where the person once he's in he can't
get out. Correct. Yeah. Correct. He wants to know is it a locked down lock down or can people come and go as they please? No, no, no. They stay for the week. They cannot leave. Yeah. Right. That's what you wanted to know. That's what I wanted to say. Thank you, John.
I mean, they can leave, but they can't come back. It's not like they're locked in like a prison, right? They can certainly leave on their own accord, but they're not free to come and go, right? Yes. Do you happen to recall what the Department of Health minimum room sizes are per It's for double. It's for single it's
80. For double it's 100. Okay. 80 square feet. 80 square feet. 100 square feet for a double. Thank you. That's helpful. Um, now I'm asking you as the architect because I think this is within your Bailey Wick,
but if you go to Jeff's August 29th report, he has photos on pages three and four of the generator and the screening. Now, I am aware that that screening was approved, right? But as an architect, can you look
at the pictures and do you think that let's say something better than this could be done and could be made a condition of this approval? Believe it or not, we were prepared to answer that exact question. That's good. Yeah. So, I'll I'll defer that. Oh, okay.
Yeah. Because the landscaping was shown on on the engineers plans. Okay. Fine. Okay. No problem. Any other questions? I I'm not sure if it's relevant. We don't have the fire marshals report. So, is
that related to architectural issues? Say that again. It the Jeff's report makes reference to the fire marshall's report and I'm not sure if his concerns were architectural or site plan.
I apologize. His was I believe he just wanted testimony on where the beds were going to be located. had nothing technical about his
and what about your item number seven confirm that's yeah I don't know if that's going to be for the engineer or if this is going to testify we had submitted information with regard to those both the additional edus and and the water but our engineer okay great thank you
yeah I saw water I didn't see the sewer okay any other questions for this expert And just making note there's no one in the audience. Thank you. Thank you. Yeah, actually looking at it, we didn't
get any of those agency review. Okay. Mr. Benadetto, can you give the board the benefit of your education experience? Sure. um graduate from the University of Delaware, uh environmental engineering. Um I'm a licensed professional engineer in New Jersey, New York, about a dozen
other states. I'm a licensed planner in the state of New Jersey. Uh my license is in good standing in all states of which I have it. Uh I've appeared before this board in the past, um practicing civil engineer for about 13 years. Right. Now, you've testified before the
board as a an engineering expert, correct? test. Have they accepted you before as a planning expert? I don't believe so. I don't believe so either. Give them what uh what what are your planning credentials? Sure. Uh I've been practicing planning in the state of New Jersey for about six
or seven years now. Um recently received my license uh in May. Um you're Is this the first time that you're asking to get um accepted as a planning expert? Yes. Okay. We'll be the first. Yep.
Okay. Anybody have any questions? No, we'll accept. He's going right to one of the most difficult boards. You could do this. No, no, it's fine. No, I meant that it's uh I'll start with um two things kind of outside of the planning. One with the
parking. Um we have on the submitted plan uh that we had the this specific use isn't in the parking schedule for the ordinance. However, we uh most related it to that of a nursing home, which is one parking space per bed. So,
this use would increase the number of required parking spaces from 25 to 32. Uh the site currently has 109 parking spaces. So, we don't think parking is going to be an issue. Um you don't think or you listen, right? How many parking spaces
are there? Parking 109. Right. In your opinion, is parking going to be an issue? No, sir. Right. There you go. Um, Mr. Domy, to your comment before about um, you know, further expansion, uh, specifically with Raritan and the sewer capacity, that's kind of the
limiting factor here. So, we we the first thing we did when the expansion was brought to us was reach out to RTMUA to figure out, you know, does this work? Do we have to cut this back? And this uh, the seven additional beds was actually exactly what was uh, allowed from a capacity standpoint. Um,
and so the RTMUA granted additional uh capacity EDUs for this uh proposal. Correct. Correct. And how many additional EDUs was that? 3.75. Sound about right? That sounds right. Okay. For a total of 14.25. Uh, correct. Additional 3.75. 14.25.
And we have that documentation uh that's been submitted to the board from the RTM. Yes. In the interest of time, that's number seven on Jeff's report. Is that correct? Yes, it is. And since we're on Jim's report uh number eight, uh there were some pallets
uh that were shown outside of the dumpster in his report. Have they since been removed? Uh yes, as of as of yesterday or today? Okay. Today. All right.
So my concern was why were there first? Is it a common practice? What are you doing with the operation so it doesn't happen again? It was an oversight. It's been brought to their attention and I will assure you it will not happen again. They were literally two wooden pallets.
You are you going to assure you personally? You're going to assure them it's not going to happen again or are you going to tell them that it better not happen again? Be careful with your words because if something happens, they're going to hold it against you and not the client. Just you know what history may show? I may be better in charge of it because then I
can go fix it myself. You may have to I will make sure that that will so we could include that as a condition. I was just going to be allowed to be stored on the site and and I believe that there is no storage within one of the conditions. So again, I I really
think it was just right. There's a condition that says no outdoor storage. This was a violation of that condition. Okay. So if it happens again, then there would be a notice or a summon at that point. Okay. Okay. But as far as the the dumpster enclosure
that's currently right there with the additional beds it can accommodate. Yes. Okay. Thank you. Uh okay. So we kind of went right to the heart of the questions. Um other than the additional beds, anything else the
applicant is proposing by way of structural or site changes? No. Yes. The landscaping around that generator, right? uh if the board sees fit. You just said any other structures or changes and he said no.
You told us that it was going to be yes. Go ahead. Go ahead. No, I I asked a question. Could you please describe what landscaping that or would you agree to a condition to improve the landscaping?
What is your proposal to improve the landscaping around me? What is that proposal? What's the proposal to I we could either add more landscaping or work with the township's landscape architect to to install planting that he sees fit. Um,
what do you what do you think? I mean, the the the condition from the previous approval included a a fence as well as as well as landscaping. Uh the front from my understanding was that there the front was not landscaped
because they needed access to that panel. Um and that was kind of discussed but the front of it there is no and it's it's in the interior of the site. So the discussion was more for it to buffer from the from the street and from the surrounding properties. I think that
having some sort of um either maintenance bond or be more specific for my purposes. Yeah. What are you saying that she do you want three more trees? So basically what was installed you want it subject to what John Thomas wants. Yeah I think that an additional
review of how how the landscaping is right now and how it could how it Okay. So proposal would be to add landscaping andor fencing to the satisfaction of the board's
landscape architectural expert. How about that? I'm fine with that. I just want to note for the record that the fence was suggested not to be done by John and the the landscaping was approved as installed. So, listen, I said in the beginning that it
was approved, but now when Mr. Thomas hears that the Well, let me maybe I'm making an assumption. Maybe I'm wrong. Maybe the board is fine with the the screening and the landscaping around the generator. Maybe I'm Jet and I are
like we don't we're not we don't have the pulse anymore. I think it kind of looks a little ugly from the the perspective where there's no screening. Yeah. I understand. Is anyone satisfied with how it looks now? No. Okay. So, I think when Mr. Thomas
hears that the board does not like how it looks now and that you're going to add landscaping and or fencing to his satisfaction, I think maybe he will rethink what was approved. What kind of fencing is is it going to be?
What kind of fencing is it going to be? The condition was a 9 foot high fence. So, it was more of the details weren't really Was it iron or or wood? Wasn't most likely it would have been Okay. It would have been probably wood, but
let's be specific about this. Which condition of which resolution? I think it was the the latest the site plan. No, it was the it was the last one which was C. It was two 2023-16, right? What condition number in 2023-16
was it? So, it would be condition C B2 on page 12. Jeff, can you get that condition? I have so with me 20223 and 20225. I
don't have 20 2316. Okay. So this is condition C one B one and two one said revised site plans to reflect
all plantings shall be at least as high as the equipment they will screen at the time of planting. This landscaping if you look at that picture still not as high as that generator. And then number two says, "Revise the site plan to reflect a 9- foot high fence andor
plantings on all four sides of the generator to the satisfaction of the board landscape engineer." How high is that generator? I believe it's 10 and a half. So we have 10 and 1/2t high generator and the condition says a 9 foot high
fence. Yeah. So that's also a problem. So maybe you just want to But at the end of the day, we're going to defer to John Morgan Thomas's judgment. Correct. Well, yes, but I think you should give me
guidance. Okay. The guidance last time must have been too big for him. I given given that trees grow and it get big, I I wouldn't have a hard time if a nice
vinyl fence with that looked kind of uh aesthetically pleasing was put across the front because they do need to get access to those panels for maintenance. So, a vinyl fence with a with a gate Yeah. in the front. But it said 9 ft high. But
if he's testifying that this generator is 10 and 1/2 ft high, what's the ordinance? There was a variance that was granted for that for the fence. Yeah. So that's what I think it was. [Music] So you can just impose the condition. The prior variance granted for the fence
and if it going to be higher than that, you just impose the condition and say that you're going to if C variance relief is needed, you're going to grant that with it to allow the fence to be maximum is eight feet. No, I I understand. But I'm No, I'm just You had asked what's the max. I'm just telling you it was eight,
but when we got the variance for nine. Yeah, you got the variance for nine. But I'm suggesting that we might want you want you should want it for 10 and a half feet so you can't see the generator. Is that like a line of sight issue? You know, the you know, a person's six feet tall, the fence is eight, the generator is 10,
you can't see it anyway. Do they don't have a line of sight drawing? Okay. You I mean, technically, you're probably right. Yeah. I'm just asking why the fence was deemed only 9 ft. I believe it was testified that it was going to cover the generator. Yeah, they didn't tell us. They didn't
tell you that the generator was going to be 10 and 1/2 ft high. They said it was going to be 9 ft high. Okay. Okay. So, we want to amend. So, vinyl fence, which the the board would prefer the fence as opposed to additional landscaping? No, that's in the front. The fence is in
the front. And you provided testimony that you can't put landscaping there because you need access to the panels. Correct. So, we're trying to work with you as an applicant and say we to permit a fence that had gates on it so you can get in and work on it. That's great. I just I didn't understand
it was just in the front. I'm sorry. So that's in the front. And then the landscaping, additional landscaping to John Thomas's satisfaction to visually shield fill, you know, fill the gaps and
visually shield the other three sides. Okay. And I didn't include in the front there were numerous heat pumps and AC units in the front yard that also received C variances. the the condition also
involves screening of those. Um some of them weren't at the height of the AC units or the heat pumps. So um that's something that would also need to be okay. So the equipment in the front yard
also requires additional landscaping. the satisfaction of John Thomas. Correct. Correct. John, can you give me that language of the vinyl fence again, please? Yeah. It's going to be a vinyl a 10 and
1/2t high vinyl fence with a gate in the front to to uh to shield the front of the generator. Should we say a solid fence? Like we don't mean a vinyl c chain. Yeah. Well, what you mean is a chain link fence with vinyl slats.
Yeah. Or or I'd like I solid I want a solid one. I Well, okay. You want a solid vinyl fence? Okay. I mean, that's what it'll look I mean. Okay. Listen, solid vinyl fence 10 and 1/2 ft high with a gate
in front of the generator. John, with regard to the height, um Mr. Mr. Longo said he believes it's 10 and a half. Can we put 10 and a half or the height of the generator just in case it's 10? Yeah, that's a good idea. Yeah.
Including the pad that it's sitting on. Yeah. The highest point. The highest point. Mhm. And then so that's going to be the first condition, landscaping condition. The second landscaping condition is add landscaping to the satisfaction of again
it's going to be the board landscape architectural experts not going to say John Thomas for the other three sides of the generator. Now how high do you want these at planting? Because if you take a look at the
picture now, I mean, I don't know if you want to ask them to plant them 10 or 10 and 1/2 ft at planting. Can we ask John Can we ask John's advice because I think these trees have
grow five feet a year. A a lot of times what John says is I'm not testifying. I'm just refreshing everyone's recollection. He says that these sort of things grow about a foot a year. So in five years you can say it'll be five foot higher. So if you wanted to get to 10 and a half feet and John would
probably say, "Yeah, play it safe. They should be six foot at the time of planting." I thought Yeah, whatever decides. Okay. Now that's for the generator planting and that's and that's just the additional planting. Yeah. You're not pulling anything out. Okay.
And how about this? Uh because this looks really bad. the the poles and the fence the way it is. You don't want to put anything on that. Those those are just to stick. Those are just holding the trees up until they
they're temporary. The one in the middle. No, he's talking about this these wooden poles. Yeah, they're just trees. He's asking why are they there? Is there any purpose for that or that it's just for till they reach maturity they can be removed.
Yeah. Okay. Now, that those that's the landscaping for the generator. Mhm. The third condition is Could you have a picture of any of that equipment in the front yard? I have it on the I don't have it in the
report. Put it this way. Describe it. describe the equipment in the front yard and and what the resolution conditions said. So, there's numer there's heat pumps and AC units that are directly in front of
the building. Um as part of the variance relief, it was recommended to to screen it and the condition that was stated before uh follows for this um for this what was proposed was that it has to be at at the height of the constructed AC
unit and heat pumps at the time of planting at the time of plant. Okay. So the third L condition is going to be that add additional landscaping to the satisfaction of the board's landscape architect
to screen the heat pumps and AC units in front of the building. And that landscaping shall be
the same as the equipment at the time of planting. [Music] Okay. Does that take care of all the landscaping there in your opinion?
Yes. Okay. Is there anything else that has to be addressed in your report? There was only one question with regard to the CO for the generator. Um, that CO has been obtained. I have copies. Um,
there was reference to a new certificate of occupancy checklist. I'm not sure exactly what that needs to be. So, item explain item. do have a copy of a CO for the generator. Um it didn't receive
planning or zoning um approval. Um in the ordinance before construction can issue any sort of CO, it needs to be You're telling me that the construction department gave you guys a CO for that generator without certificate of approval for the generator?
Can you bring that over and show that to Jeff? And Jeff, can you read into the record? What date was that issued? You want that? Last year. April 11th, 2025. Sorry. This year. This year.
I don't know if we want to just state for the record. There have been a lot of issues and miscommunication between planning and zoning and the construction department and certificates being issued without our approvals. [Music]
It's not the applicant's fault. Yeah, this is not the applicant's fault. I don't know what to say about it. Yeah, give them all copies of it. Jeffrey, this literally says as survey,
John, do we have any responsibility for this microphone? John, do we have any responsibility? No, you have no responsibility. You put the condition in the resolution.
The my humble opinion the construction official should never have issued this certificate of approval without getting planning department's sign off. They he they they issued this without getting their sign off. They they have violated the
township's ordinance and they violated a condition of the approval, not the applicant, the construction code official. This is not the first time. Well, item six, there's nothing the
applicant has to do about it. That's that's the explanation for what happened. Although you need the asbuilts, the plan needs to be correct. Well, put it this way. Before hopefully before a certificate of approval or
certificate of occupancy, well, before a certificate of occupancy is issued for the additional rooms, beds, beds, beds for the additional beds. Hopefully, they'll do it right this
time. John, before I forget, should this be marked as an exhibit? Yeah, let's mark this as Yeah, let's mark this as exhibit A1. The applicant has produced it and it is a valid certificate of approval.
the certificate of approval issued on April 11, 2025. All right. Anything else in Jeff in your report? I think that covered everything now. Uh just for the record because I didn't um I didn't have the agency reviews
attached. We have uh RTMU agency review marked as acceptable with a comment of maximum 32 beds signed by Michael Skis stated uh May 28th, 2025. Uh agency review from
the tax assessor's office acceptable. No comments. Um and then Dennis Concan's uh review letter dated May 23rd, 2025. Fire code official. Yes. uh applicant to provide testimony where the additional beds will be
located which was satisfied. Right. And they showed it on their uh on their floor plan. Okay. Taylor, can we get copies of those when you get a chance? The attachments. What is this? The agency reports. Yeah. Okay. Thanks. Yes. Okay. Okay, I'm just going to before the
planner gives his planning testimony, I'm going to read to you your findings on the use variance from 2022. I have a feeling what the planner is going to say is those same reasons apply. Am I right?
May or may not have started with the save as. Okay. So, finding three on page three, 3A, the positive criterion of the D1 use variance. The board's findings as to the positive criterion of the D1 use
variance are as follows. First, the board finds that the property is particularly suited for the proposed use, the proposed development, provided the conditions set forth below are imposed and complied with. Primary basis for this finding of
particular suitability is that the proposed detoxification center use would be located within less than 15 minutes of the Hunter Medical Center and this close proximity to an existing hospital is a regulatory and licensing
requirement for the proposed use. Additionally, as test uh additionally previously, the building interior was gutted after a fire and can be improved as required for the proposed residential detoxification center with only minimal improvements to the exterior of the
building. So now it would be additionally the no exterior improvements to the building are required whatsoever. The additional beds are going to be added to the interior by making single occupancy
rooms double occupancy rooms. Is that correct? Correct. Additionally, the site currently has more than adequate parking, lighting, landscaping. We're going to again subject to the condition and other improvements for the proposed use. Heck,
I'm going to say parking, lighting, and other improvements. I'm going to cross out landscaping for now because condition will pick it up. as well as adequate water and sewer capacity. They just put that those documents in. All of which the board finds makes the property particularly
suited to the proposed use. board further finds that the proposed use would promote the purposes of the municipal land use law specifically NJSA 405D-2A because the proposed use would serve the general welfare by providing a service
to the community which is currently needed period that would be the board's finding As to the positive criterion, if you wanted to use the same, if you believe that the same reason from last time still applies, the negative criterion
that was paragraph 3A starting on page three going to page four of resolution 20 2022-03. the negative criterion, paragraph 3B, starting on page four,
just a teeny weeny bit on page five. As to the negative criterion for the D1 use variance, provided the conditions set forth below are imposed and complied with, the board finds that the D1 use variance can be granted to allow the proposed use without substantial
detriment to the public good and without substantially impairing the intent and purpose of the master plan and the zoning ordinance. The board's specific findings on these issues are as follows. Paragraph one as to the first prong. Paragraph two as to the second prong. Paragraph one. As to the first prong of
the negative criterion, the board finds that the proposed use will not have any significant negative impact on the surrounding uses of the property which include an office warehouse building, medical offices and office building, medical offices, and the Lowe's home
improvement store. All of which are located in various non-residential zones with no residential uses or residential zoning surrounding or adjacent to the property. In fact, the board finds that the proposed use will be less intensive than most of the
permitted uses in the B3 zone. This is confirmed. This is still located in the B3 zone. Correct. Correct. It will generate less traffic and parking needs and it will it it will involve no external impacts such as noise, odors or other impacts regulated
by the township ordinance performance regulations. Finally, the board finds that the proposed use is compatible with the surrounding uses and minimal signage including one facade sign and minor site improvements required for the proposed use. Now, the only site improvements now
required for the proposed use is additional landscaping that the and fence that the board wants put in. Correct. Correct. [Music] Paragraph two. With respect to the second prong of the negative criterion, the board finds that the proposed use variance can be granted without
substantially impairing the intent and purpose of the master plan and zoning ordinance because allowing the proposed use will be consistent with the purposes stated in the 2008 land use plan element of the master plan which recommends that growth be limited to land having sewer
capacity by reusing any site which has sewer capacity and that growth be limited based upon school capacity and existing road capacity. with which the proposed detoxification center will not conflict. Additionally, the proposed use is consistent with the
master plan goal of permitting public water service to those areas already designated for public water service in order to protect water resources and permit growth based upon infrastructure capacity. As such, the board finds that the character of the area will not be
negatively impacted by the addition of the proposed use on the property period. So those are the boards that the board found when it granted the bifurcated D1 use variance has adjusted to the little minor adjustments to the case. You have anything else you want to add? That's
your testimony. Correct. That I think that was my great testimony. Did a great job for your Thank you very much. I appreciate that. And those continue to still be accurate and applicable in connection with the current application. Correct. Yes. Okay. That's the case.
All right. So, we can close for deliberation. No questions, no comments to the planner for his great testimony. By the way, summarized our deliberation very well, too. Thank you.
So, raise your vote. I think John said it all. I'll just make one comment. tell the clients thank you for their services in the community. The the only question I would have for the board to consider during your
just uh wait till they grant approval then you ask that question. Okay. Okay. So I get a motion to approve. So move second. Can I get a vote? Roll call. Chairwoman Miss Cynthia Schaefer. Yes.
Vice Chair Mr. Sodomi. Yes. Mr. Randy Block. Yes. Mr. Jim Ferrero. Yes. Miss Lindsey Kringuel. Yes. Yes. Miss Loretta Cina. Yes. Miss Anna. Yes. Hey. Now, you had a request.
I did. So, the additional beds, as you heard from the testimony, are literally just pieces of furniture. Um, they would not require an additional building permit. um they would be part and parcel of the uh existing CO as may need to be amended to reflect additional beds if if
they were referenced in the initial one. Um I I don't know if the board would have any uh objection to including the additional beds prior to the resolution and resolution compliance. Um, and if there's anything we could do to do that, you do need obviously constru you need a
zoning permit, which you would get now because if the board asked the zoning officer to act as if the resolution was adopted, you need construction permits to do the construction. You're going to need, you know, building. There's no construction. Well, the fence,
hold it. There's no there's no construction at all. You're just taking those single rooms. There's no alterations, no electric, no nothing in there. Nothing. Literally a bid. Okay. So, it's just it's just the fence. Just the conditions of approval. And we could do a zoning for for the
approved clearance. Yeah. Once you do a But you don't have a problem with that ask, do you? No. Okay. So, the board wants to ask the zoning officer to act as if the resolution, which is not going to be adopted for at least 60 days, was act as if it was adopted tonight, even though I
haven't even drafted it yet. Is that correct? Yes. Everyone, anyone disagree with that? No. A C a CO checklist would need to be done once all the landscaping and everything. We would take care of everything that would typically be done in connection
with that. The only thing we're looking for is literally just the beds themselves. Yep. Not on electric outlets. No. Wow. Wow. This had to be over six feet anyway. So, yeah, that's what I thought. But okay. No, cuz that it was on fire. So when they
So they they said yeah they're going to ask the zoning officer to to treat it that way. Okay. Okay. Thank you. You're welcome. All right. So the only other thing we have for this evening is just to you know make sure that everyone has seen our final draft of the annual report
eight pages. Um we're going to uh please just review it um and just let me know if there's anything. I have not read it. I've I've peacemeal it so much I'm saying I'm just going to do it this weekend. So, if there's anything really bad in it, I'm sorry. I just peace meal
it. Um, and um then hopefully we'll get it and we're going to present it before the planning board on the 24th. Correct. Russ. All right. Anything else for the evening? Can we turn on the football game?
Imagine [Music] I I know it started so I'm taping it, but I'd really like to Thank you everyone. Have a good night. Uh just a note, our next meeting is um for Seven Brew. It's a coffee place. Say
that again. It's Seven. It's named It's called something else, but we call it Seven Brew. It's easier to say it. That's No, that's not Yes, that is I was losing track of time. Your coffee, please, right?
Oh, okay. Okay. Oh, God. Okay. All right. Uh, can I get a motion to adjurnn? [Music] What? Okay, I second that. Heck yeah. All in favor? Good. Bye.
Where? Where, Lindsay? Where is our new board member? Wait, wait, wait, wait. Let me let me take this off so it's not recording. Yeah, let me let me stop recording it, though. Okay. Not that you have the record. Yeah, we want whatever she gurgles in the record.
[Music]