WEBVTT

METADATA
Video-Count: 1
Video-1: youtube.com/watch?v=8m7Och-9xes

NOTE
MEETING SECTIONS:

Part 1 (Video ID: 8m7Och-9xes):
- 00:00:00: Meeting Call to Order, Flag Salute, Roll Call
- 00:01:08: Memorializing Resolutions for Previous Applications
- 00:03:48: Introduction of New Business: Sparta L&L LLC Application
- 00:04:48: Sparta L&L LLC: Applicant Introduction and Swearing-In
- 00:06:24: Sparta L&L LLC: Applicant Testimony Details Pilates Studio
- 00:12:36: Sparta L&L LLC: Board Engineer Reviews Parking and Signage
- 00:17:18: Sparta L&L LLC: Board Planner Supports Studio
- 00:19:16: Sparta L&L LLC: Board Questions and Concerns
- 00:22:40: Sparta L&L LLC: Public Comment and Board Clarification
- 00:24:50: Sparta L&L LLC: Board Motion, Discussion, and Approval
- 00:27:49: Skylands Urgent Care Application Introduction
- 00:29:26: Skylands Urgent Care: Applicant Introduction and Swearing-In
- 00:30:30: Skylands Urgent Care: Site Plan, Signage, and Traffic Testimony
- 00:37:53: Skylands Urgent Care: Site Calculations and Traffic Review
- 00:42:28: Skylands Urgent Care: Operation Manager's Testimony
- 00:46:59: Skylands Urgent Care: Board Review of Interior Layout
- 00:47:17: Skylands Urgent Care: Licensed Professional Planner Testimony
- 00:53:59: Skylands Urgent Care: Presentation Overview, Community Benefit
- 01:00:59: Skylands Urgent Care: Engineer Report and Conditions
- 01:04:29: Skylands Urgent Care: Planning Board Review and Traffic
- 01:08:06: Skylands Urgent Care: Board Questions and Discussion Begins
- 01:13:07: Skylands Urgent Care: Restrictions, Hours, Traffic Discussion
- 01:18:58: Skylands Urgent Care: Facility Hours of Operations Discussion
- 01:22:00: Skylands Urgent Care: Lighting and Sign Colors Discussion
- 01:24:10: Skylands Urgent Care: General Questions and Sign Color
- 01:24:41: Skylands Urgent Care: Public Comment Question, Use of Space
- 01:25:14: Skylands Urgent Care: Followup Questions from Board Members
- 01:29:52: Skylands Urgent Care: Sign Review with Engineer and Board
- 01:31:51: Skylands Urgent Care: Motion, Discussion, Approval Details
- 01:33:51: Skylands Urgent Care: Discussion on County Approval
- 01:34:54: Open Public Comments: Kitty Academy, Traffic Issues
- 01:39:20: Woodport Road Update: Legal Action Initiated


Part: 1

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New business testimony or applications will be heard after 9:30 p.m. and we will adjourn at 10 p.m. sharp. Also, former action may or may not be taken on the applications being heard here tonight.

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Adate notice of this meeting was posted in the New Jersey Herald was also posted on the Sparta Township website and its bulletin board in accordance with all provisions of the Open Public Meetings Act. the practice of this board to salute the flag. Please rise and join

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us. I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. >> Marissa, please call the role.

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>> Michael Jik, >> here. >> Richard Laroffa, >> here. Richard Robacker >> here. >> Jennifer Paha >> here. >> Michael Steinberg >> here. >> Chairman Kenneth Larry >> here. >> Brian Manowski >> here. >> Isabella Artisone >> here. >> Glenn Ke >> here.

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>> Thank you. We have a few resolutions to be memorialized. The first one is application 14-25 Pat Mcurren decided on April 22nd, 2026 for C variance relief. The chair will

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entertain a motion. >> So moved. >> Second, please. >> Second. >> Any discussion? >> Marissa, please call the role. >> Richard Larupa, >> yes. >> Richard Becker, >> yes. >> Jennifer Paha, >> yes. >> Chairman Kennari, >> yes.

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>> Ryan Manowski, >> yes. >> Isabella Artisone, >> yes. >> Thank you. Second one is Brian Padmia. Application 1-26. decided on April 22nd, 2026

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for C variance relief. The chair will entertain a motion. >> So moved. >> Second, please. >> Second. >> Any discussion? >> Marissa, please call the role. >> Richard Larufam. >> Yes. >> Richard Robacker, >> here.

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>> Jennifer Jennifer Panaha. >> Yes. >> Chairman Kenneth Larry. >> Yes. >> Ryan Manowski. >> Yes. >> Isabella Artism. >> Abstain. didn't see that. >> Oh, yeah. You're right. >> Could she vote or not? You got >> No, she she

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>> You stepped up. >> Yeah. >> Yeah. >> Good call. >> Sorry about that. >> All right. Thank you. Next one. Application 6-24. Jason Golder decided on April 22nd, 2026.

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Receive variance relief. The chair will entertain a motion. So move. >> Second, please. Second. >> Any discussion? >> Marissa, please call the role. >> Richard Larupa, >> yes. >> Richard Robacker, >> yes. >> Jennifer Panaha,

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>> yes. >> Chairman Kenneth Larry, >> yes. >> Brian Mowski, >> yes. >> Isabella Ardom, >> yes. >> Thank you. The last one is application 7-24. Jason Golder

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also decided on April 22nd, 2026 for C variance relief. The chair will entertain a motion. >> So move. >> Second, please. >> Second. >> Any discussion? Marissa, please call the role. >> Richard Larufa,

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>> yes. >> Richard Robacker, >> yes. >> Jennifer Paha, >> yes. >> Chairman Kenneth Larry, >> yes. >> Brian Mowski, >> yes. Isabella Ardum. >> Yes. >> Thank you. Applications to be heard tonight are the

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following. 5-26 Sparta L&L LLC block 5019 lot 24 town center commercial zone for a D1 use variance and bulk sea variances.

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The next application is Skylands Urgent Care 2-26 block 20001 lot 42 Town Center Main Street Business Zone for D1 use variance and bulk C variances. After the

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applications are heard, I'll open a hearing to the public for any comments or questions they may have on items not on the agenda tonight. part LLC, please come forward. Should I use this microphone or that

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one's fine? >> Yes. Okay. >> Okay. Uh, good evening, Mr. Chairman, members of the board. My name is Ryan Wles. I'm with the law firm Shank Price Smith and King on behalf of the applicant. I also have with me a representative from the the owner of the property as well as the uh operator or

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the proposed operator for the space. Um as you mentioned the property is uh 53 Sparta Avenue. Uh currently it is a four uh unit commercial building. Uh three of them are currently occupied by uh there's two restaurant uses and then

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also a uh air salon use. Um uh this this application is seeking approval for a dual excuse me a dual use of unit 4 which is presently vacant uh the uh dual use proposed >> Mr. Windles before we uh get into it.

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>> Does that gentleman have to be sworn in there Glen? >> I assume he's going to talk eventually. >> Yes, he will be sw Yes Yes, I would. Yeah, you want to swear him an hour. >> You want me to do that first? Raise your right hand. Do you swear to tell the whole truth and nothing but the truth in the proceedings before the board tonight? You got it? >> I do. >> Do you have a name?

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>> Michael Marot. >> Michael, spell your last name, please. >> M A R O T E. >> R O T T E. >> And what are you, Michael? >> I'm a part owner of the LLC that owns the property.

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>> Thank you very much. >> All right. >> Thank you, Glenn. Mr. Wendles, the process here is after you finish presenting your client's application, our board engineer and

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board planner will present their reports and then members of this board who have comments and questions will go next. After we're finished, I'll open a hearing on the application to the public. And also, as you know, it's a Dvarian.

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You'll need five yes votes to approve it. If it is approved, the variance will be tied to the land in perpetuity. And please speak clearly and directly to all microphones since it's a state requirement that we have recording of

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all proceedings. How can we help you? >> Thank you. Yes. Uh as a uh the application is there's a devariance required as the uh application proposes a fitness studio use uh as that is not a permitted use in the TCC zone. Um, with

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that I can open up to questions to Mr. Moro. Um, Mr. Moro, could you just describe the previous use of the space and uh how long it's been in the propertyy's been in operation. >> So, the uh prior use was a >> you can speak directly into the microphone, sir. Yes. Except

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>> turn it a little bit. So, the prior uh tenant was a CBD oil tenant. Uh we inherited that tenant when we purchased the property. Uh they went out of business when the individual was arrested. Uh the unit's been vacant

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since. Um it has been a little difficult to find a tenant and we're happy to have a Pilates studio move in. >> Um and why do you think uh a Pilates studio use would be appropriate for the location? >> So my wife will tell you that there

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aren't any in the town. I don't know if she's right about that. Um, I just think it's a beneficial use uh to to the town. Um, I know the applicant. I think she's going to do a terrific job. Um, it it certainly does. There's no detrimental use and it's a vast improvement over the

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use that was there. >> Uh, and as part of this application, are are you proposing any changes to the existing layout uh of the building or the floor plan? >> No. No. No external changes whatsoever. The inside will be renovated. And just uh how long approximately has

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that unit been vacant? >> Since he was arrested, it's got to be a over a year now. It could it could be more. Uh I'm sorry, I don't remember. Uh but they vac they vacated soon after his arrest. >> Um those are all the questions I had for

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Mr. Mur unless you have anything else you'd like to add. >> No. Okay. All right. Your next individual to call, Mr. Windows. Thank you. >> Hi. >> Hi. >> You swear to tell the whole truth and

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nothing but the truth in the proceedings before the board tonight. So hope you got it. >> I I do. >> All right. Good. I'm sure you got that. Now, what's your name, ma'am? >> Cheryl Sez. P H E R Y L. >> Yep. >> And I spell what? >> S E M I Z.

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>> S E M >> S E M I Z. >> Thank you, Glenn. Go ahead. >> Thank you. Okay. Uh Mr. Smez, why um do you think this property is an ideal site for the proposed use as you have it? Uh so split retail and also the fitness

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studio which would be a Pilates uh studio. So, I personally do Pilates. Uh, I drive about 30 minutes to go to my Pilates studio. I believe that there's a lot of people in Sparta who are looking for a Pilates studio. I mean, I see

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people posting on it on Sparta Moms. Um, the town pages, people are frequently asking, uh, is there any Pilates classes locally? There really isn't. Like I said, my closest studio is about 30 minutes away and that's in Floren Park. Um, that's where I go. There is one in

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Rockaway too, still about 30 minutes away. Uh the it's going to be a nine a nine machine reformer Pilates studio and we're going to have a small little boutique for some clothes and just a

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little bit of uh shopping, but really not shopping, just kind of people like looking for clothes and workout outfits. And uh just can you just give us more uh detail about how you plan to lay out um those uses in that space and what it'll look like? >> So it's basically just going to be a

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wall divided in the middle. Uh one side is going to be the reception area for when people come in for Pilates. They'll check in. There'll be a few little racks with some clothes on it. And then the other side will be the Pilates machines.

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And um I think you touched on a little bit, but can you just confirm what was sold as what will be sold as part of the anticipated retail use as part of the boutique? >> So there'll be fitness uh fitness clothes and also some thrifting, so secondhand clothes.

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>> And uh what what do you anticipate the hours of operations being? So, the actual the actual boutique area, the hours will be 9 to 6, but the classes, I will have them spread out

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throughout the day. From earliest class, 6:00 a.m. Uh, it'll go from 6:00 to 10:00. I'll have a noon class, and then I will have classes from 4 to 8. >> Um, and then how large are these

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classes? Is it just limited to the nine for the >> Yeah. So, we're going to be doing the mega reformer. So, it's a machine that each person has to have one and I will have nine machines in there and that will be the maximum amount of people that are able to be in the class. >> And how many employees will be on site

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at any given time? >> There will be one employee managing the reception area. Uh, it's small, so that's all we need. And then we will also have a Pilates instructor in the room. Uh, Mr. Chairman, those were all the

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questions I had for this witness. >> All right. Thank you. Anyone else, sir, to be called? No, sir. >> David, if you're so kind to give your report, please. >> Certainly, Mr. Chairman. Uh, just referring to the record from my report I prepared April 30th, 2026.

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Uh basically the main comments from the report are that the proposed as council mentioned the proposed Botti fitness use isn't a permitted use so they need the use variance. Uh under the site plan comments I had it's an existing site

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with existing parking facilities. Um I had to note that they should explain how many patrons of the Pilates Club will access unit 4. Um I'll get to it in just a second. Uh with regards to parking, uh I actually on page three went through

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the parking calculations and I had to make some assumptions because we didn't have any details on how this proposed MUT 4 was going to be broken up. So I made the assumption that uh about 25% of the unit was assumed to be service and

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seating areas for the restaurants and came up with the parking calculations as shown on page three. I came up with that they required 43 parking spaces by my calculations and assumptions and that's basically what they have on site given

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the front parking area plus the rear parking area in the back. >> Was that I know it was a little different from our planners report. I noticed 44. So >> I think I think I made some assumptions and she may have made some assumptions and that's where the little bit of

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difference might have been. >> All right. I guess one of the questions I have on the overall parking though for the applicant is uh and this was a little bit of a concern for me. Uh when I went in the rear parking area, it looked like it was mainly employee parking back there suited for that. And

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there's a question on if they actually do need to use the parking in the rear. How will they gain access to unit number four? >> Um yes, I believe there is a rear access door to unit four. Um and additionally, there is a uh up the side on to the left

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of the property. I believe there's a a access point with stairs down that they could access to the front of the building from the rear. Okay. I know I know from being out there that there is an access door in the rear. My assumption is based on the previous tenant that that was probably for

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employees of the previous tenant. Uh but I assume it could be used for the patrons of this facility. Uh the only thing is just so everyone is aware there is no sidewalk along that access drive that they would step down to. So I think it's a situation where they may want to

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for the time being anyway direct their patrons through the back door to minimize any cross traffic coming out of Burger King or from the development up on the hill when that gets built. >> And you're open to that, sir? >> Uh I believe Yeah, I believe that's correct.

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Uh there's no loading spaces provided uh in the back for this applicant and I don't believe any are required. Uh they are not increasing the impervious coverage. So that's not going to trigger any storm water management. But just going back to the parking for a moment when I did go in the rear what we had

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was basically a survey of the property uh that Mr. Dystra had prepared. And I did note that some of the parking spaces in the back were shown strike and shown on the plan. But there's another row that was not shown striped on the plan. And I would recommend that if the board

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acts favorably on the application that they in fact as a condition have the parking spaces restriped and brought up brought up to fresh standards. >> Okay. >> Oh yeah, understood. >> Okay. Uh utilities, they're connected to

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the water and sewer. There's no other changes involved and the conditions that I would also recommend and you'll have to get the approvals from the fire prevention bureau and also from the construction official. And that's my report on this application, Mr. Chair.

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>> Then David, what about the uh I know you mentioned there was no details on the proposed signage >> for Pilates Fitness Club. >> Uh my understanding, Bear with me one second, please. My understanding is that the applicant

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is just talking about switching out the existing plate from the previous tenant to this tenant. Is that correct? >> That's correct. The the signs all are similar. They're all, you know, the similar color, similar shape. It would be the same for this. >> All right. Good. Thank you, David.

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>> Yes, sir. >> Brian, if you're so kind. >> Yes. In the TCC zone, uh, this specific use is not called out. There are other uses that are close including bowling alleys and uh sports centers. Uh and so

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we are looking to see if this is going this use is going to harm your master plan or your zone plan. Uh and is the use proposed um beneficial to the community and does it have any detriments to community? Uh based on the

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testimony we heard so far, uh the only question I have for the applicants team is uh what level of licensing does the um the Pilates instructors need to have? What do you mean that? >> So, we're going to be doing licensing

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and all of our instructors will be licensed by LGREE, which is a nationwide well-known uh version of Pilates. They actually come in once I have all the instructors, they actually come in and perform uh a like a it's like a

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three-day training with everyone who will be an instructor. >> Okay. Uh thank you for that answer. Uh so it seems like they're using an industry standard certification which gives me some assurance that uh it'll be professional u professionally run

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enterprise. So given that I don't see the uh harm or detriment to the master plan and I have not done a marketing study to see what the latest a local Pilates studio is, but I'll take it on uh at face value that they there's a

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need for it and uh that does provide a community need and therefore to the public welfare. So I don't have issue with this particular uh application. >> All right. Thank you, Brian. Marissa, would you call on the board members, please? >> Michael Jacific.

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>> Yeah. Um, just real quick, I know you said there's going to be retail, largely just uh, you know, clothes maybe. Uh, I just want to confirm there's not going to be any kind of like food like cuz I know fitness studios sometimes have like smoothie stations or anything like that. There's no food or beverage.

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>> We will have a small refrigerator for water bottles, but we will not be making smoothies or juices. um water bottles, maybe an energy drink for working out, but that's it. >> Okay, thank you. That's all I have.

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>> Reuba, >> uh just one quick question. Uh is this an individual business or are you part of a chain? Is you mentioned lensure? Uh >> so I will I am an individual business. uh the lensures through LRE and they are

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a chain but if I wanted to I I don't have to go with them I just like their methods but they don't actually own the business now okay that's all no other questions >> Richard Robacker >> no questions at this time

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>> Jennifer Pana >> uh just one question the parking is are you going to lay out the parking so that each of those little units has named parking. >> Um, I don't believe that's in the plans. Uh, the way it operates now is, you

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know, but we think it's it it works for the space. >> Yeah. >> It's just going to be tight. That parking area is super tight, but it'll I mean, they'll work it out. It's usually not full, so now Yeah. So, now it will be full, but uh it's it's a little dicey

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pulling in and out of there because some of the spots are so close. So it will be >> you know when you have a good class going it'll be crowded. Good. Okay. Thank you >> Michael Steinberg. >> No questions. >> Chairman Kenneth Larry.

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>> Just two questions. Did you see the reports from the environmental commission and the fire department? >> Yes. >> Could you respond to both of those if you're so kind? >> Uh I believe the environmental commission was about the the lighting >> the lighting intensity. I don't believe there'll be any changes to any any

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lighting uh intensity as part of this application. I don't believe we're making any changes to the existing lighting that's already there. Um the fire department memo I have to um I printed it out for now. I'm not >> another one. Mr. Wendles, I have it here. Yeah.

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>> Make it a little easy for you. >> They had some recommendations. Thank you. >> Yes. Profession on this step. No, no objections to these recommendations from the fire marsh. >> Okay. Thank you,

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>> Brian Mowski. >> No questions. >> Isabella Artisone. >> Um the >> Thank you. >> I know there's already lighting and it's not getting changed at all, but is the lighting like through the 8:00 p.m. class? Does it stay like in the parking lot?

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>> Could you repeat that? >> So, the classes go through like 8:00 p.m. Does the lights in the parking lot stay on through that? Uh, yes, I believe so. Okay. >> Yeah. >> Okay, that's it. >> No other questions from the board at this time. I'll open the hearing to the public. If anyone in the public has any

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comments or questions on this application, please come forward and give your name and address to the secretary. >> Jenny Derek's tap into Sparta. I just had a couple of quick questions. There's been another um simil a similar application that was approved for Pine

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Cone Lane where they used they relied on a similar um definition for a fitness center. It was it was coming in as a fitness center but it was approved as a sports center. Am I understanding that this is similar to that? >> You have any information on that Clint?

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>> No, it's they're making an application for a Pilates studio. >> I understand that. But when you when you're looking at making a devariance, which is the case on the Pine Cone Lane application, there were some some um uh stipulations added to the approval

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that included uh the need for the facility to have instructor-led classes. In other words, nobody could go in there and just work out. Um no competitions were going to take place in the location. some of those uh

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>> and you're concerned this might be >> I'm just I'm just asking if that would be something that you would consider as um >> I don't see any need for this because they came in as a pure that's what we were just kind of debating a little bit first one didn't come in at first as a

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Pilates it was an athletic facility we didn't know what they were doing these guys are coming in as a Pilates studio uh and >> but as a Dvariance I'm sorry to interrupt you but as a Dvarian This is going to allow fitness studio to >> it's going to allow a Pilates studio.

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>> Oh, that's that's that's that was my question. >> That's the application. That's all that's before the board is. >> Okay. So, that was my question. What is the use >> in that other application when we didn't know what they were doing and >> so the use will be approved as a devariance that allows for a Pilates

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studio. That's it. >> Correct. >> Okay. Thank you for that clarification. >> Thank you, Jenny. Anyone else in the public? Seeing no one else, hearing is back to the board. Chair will entertain a motion approving the D1 use variance.

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I will guide someone through it if they want to take a shot at it. If not, the chair will make a motion. >> Mr. Chair, >> Mr. German. >> The chair makes a motion to have a board attorney prepare resolution approving

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the D1 use variance and C bulk variances for Sparta A and L LLC block 5019 lot 24 53 Sparta Avenue for the operation of Pilates Studio

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for the record. Also, the non non-conforming pre-existing seabol variances were noted in our planners report. Following conditions, parking spaces be restriped and brought up to fresh standards.

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Also, adherence to all points in our township engineers report and our planners reports according to all testimony and plans submitted here tonight. Did I leave anything out? David Glenn, >> I have a question for David after he goes.

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>> The only thing I was going to suggest, Mr. Chairman, uh I'm sure they would have done it anyway, but if you wanted to approve this, make a condition that all employees park in the rear parking lot. >> All right. With that condition also to the motion, please. Thank you.

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>> Anything else, Glen? Too, was that your question? >> No, I got it different. Seems to me that this should be granted a waiver of site plan. There's nothing changing on the site. We're going from a commercial use to basically a commercial use. Although it

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happened to require a use variance and that way they could just submit something to the county forformational purposes. >> I don't have a problem. >> Well, I'm looking at both of you actually. It seems to me that we ought to at least make a note that the board considered it and it's not a site plan.

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It's there. It's it's going from a card store to a to a bookshop basically because it meets all the parking requirements like you guys said. There's no change to it. No exterior changes or anything else. Right guys? >> Just make sure that the you know gutters and leaders work and that the lighting

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is >> right. And that'll be the ongoing whence when the engine when Corey goes out or whomever. >> Whatever's whatever is unckempt should be kept. >> Exactly. So I I think just a way that there's no sight plan on this. It's just

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a waiver of sight plan because there's no change in in sight plan. Okay. >> Thank you, Glenn. Thank you, Brian. Do I have a second? >> I'll second. >> Any discussion? Marissa, please call the role. >> Michael Jacific. Yes.

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>> Richard Larufa. >> Yes. >> Richard Roarbacker. >> Yes. >> Jennifer Panaha. >> Yes. >> Michael Steinberg. >> Yes. >> Chairman Kenneth Larry. >> Yes. >> And Brian Rowski. >> Yes. >> Congratulations. Your application and variance has been approved. Good luck.

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>> Thank you. >> You're welcome. >> Thank you. Application 2-26 Skylands Urgent Care, please come forward. >> Good evening, Mr. Chairman, uh, members of the board, board professionals, members of the public. My name is Michael Silbert. I'm an attorney at

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Murphy Schiller and Wilks LLP and I am here this evening on behalf of the applicant Skylands Urgent Care. Uh the applicant's honored to be before the board this evening in connection with an application for minor site plan approval um together with associated DU variance

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relief and uh C variance relief and related design waiverss. Um, subject property is located at 33 Main Street, uh, designated as block 20001, lot 42. Uh, the property is situated in the

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TCMSB Town Center Main Street Business Zone District. It is located on the south side of Main Street, approximately 02 mi northeast of the intersection of Main Street and Sparta Avenue. property consists of approximately 42,166

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square feet and it is currently improved with an existing two-story building uh that was formally used as a bank and has been vacant. Uh bank includes a drive-through facility. The site currently includes 15 parking spaces. Um

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>> facility before you get more into the application gentleman has to be sworn in. >> Yes, Mr. Chairman, if you're so kind. >> Yes, sir. You swear to tell the whole truth and nothing but the truth. Did you see this be put a board tonight? >> I do. >> Who let you be?

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>> Eric Bo. That's E R I K B O E site engineer and architect. >> By whom you employ? >> I'm self-employed. >> Your office. >> What is your what does your office do? >> My office does uh site engineering and

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architecture. I'm a licensed professional engineer and architect in the state of New Jersey practicing for 25 years in the state. I regularly appear before boards such as this. I also sit as the planning board engineer for Midland Park. >> Your license is valid as of tonight.

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>> Both of them are. Yes. >> And thank you, Glenn. >> And Mr. Silva, you heard the format of the prior application for the record. Yes, Mr. Present and finish your client's application. Our board attorney uh board engineer and board planner will

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give their reports and then our board members who have questions and comments will go next. Then I'll open it to the public for their comments or questions if any. And it's also a devariance as you know. You'll need five affirmative votes. Yes, ma'am. >> If it is approved, the variance is tied

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to the land in perpetuity as you know. Speak clearly and directly into all microphones since it's a state requirement. We have a recording of the proceedings. How can we help you? >> Mr. Chairman, thank you. Uh just I'm just going to have a couple housekeeping items. I just wanted to put on the

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record, Mr. Chairman, uh that Mr. Bob accepted as a expert in the fields of both architecture and engineering. Um >> did that. >> Good. Thank you. >> I heard I heard all the credentials. Um thank you. Okay. So um I will turn over

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to my witness momentarily. What we have before the board tonight is fundamentally an adoptive reuse of the building. Very similar to the last application. There is no new construction proposed uh outside of interior fitouts. Um so the applicant is

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proposing to take the existing vacant commercial building, a former bank, and give it new life as a very measured community oriented urgent care facility. Uh so as I had mentioned, the proposed improvements are are limited to interior

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fitouts on the first floor. Um and you'll see plans to that effect momentarily. Um the only thing that we're doing in terms of uh site improvements would be changing out the the signage very similarly to the last application. We you'll hear testimony on that very

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shortly. Um so I just wanted to mention and uh I have two witnesses. I have Mr. Bo besides me. I alo also have a professional planner who's prepared uh John Mcdana who's prepared to put on testimony in support of the variance

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relief being sought. Um and then as well as Mr. Mcdana, I have uh representative the applicant who can handle and address any questions of the board relating to operational testimony, number of employees. Um Skyland Skyland's Urgent Care does operate six existing

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facilities around the state. So they do have a uh track record and experience that they can speak to. Um just um two other quick points. So uh to the extent that the board uh sees it fit for this application, we are seeking minor site

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plan approval. However, if uh if the board would be willing to grant a waiver for site plan approval after hearing >> that's much later council in case. >> Okay. And then um the other item the other housekeep keeping item I wanted to address briefly is um that we are in

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agreement with with Miss Knight's uh planning review memo that the application be charact uh characterized as a D1 use variance. Um there was discussion about it potentially being an essential service which is a conditionally permitted use in the zone. While we believe that the use of an

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urgent care medical care facility is akin and very similar to those types of essential services as that term is defined under the ordinance, um we we no longer contend that it meets the definition of that and are prepared to proceed forward this evening with the

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proofs um to satisfy uh D1 use variance. So with that, I thank the board for indulging me for a moment with that introduction and I'll just go ahead and and start off with our first witness if that's okay, Mr. chairman. >> Sure. Proceed. >> Thank you very much. You're welcome. >> Thank you. Hopefully you can hear me here because I'm going to We have a

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microphone and make sure this stays continuous. What exhibits uh are new that weren't submitted as part of the application? >> These are exact copies of what was submitted previously. So, we're looking at >> Give us ones in living color, huh? >> Yes. >> You're the best. >> Okay, good. Go ahead.

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>> Very well. So, the first uh plan I'll be pointing to you is uh A101. It's uh showing the site plan, which is really just the survey because there's no site improvements proposed here uh with the exception of changing out the

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existing signage for new uh and installing directional signage. So, the site as it is fronts on onto Main Street. It has an in and an out driveway. No changes to the parking are proposed. The existing drive-thru they're planning to leave just as is.

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There's no plans to improve it, just to leave it vacant. the inside of the building. Uh the footprint stays exactly the same. No exterior modifications with the exception of one additional egress door which they're proposing just for convenience. Off this side, they're just

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changing the existing bank area into exam rooms, but that's the most substantial change to the building itself. Regarding the signage, one sign would go on the facade of the building. exhibit you're pointing to. >> Oh, sorry. Uh, this is S.101

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>> that was submitted as part of the plans. >> Yes, it was. >> Thank you. Go ahead. >> So, this sign is the building mounted sign. There was a question on the area that I'll address while we're here. Uh, on your planner's report that this is less than 5% of the building face. I

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calculated the building area as 724 square ft allowing a 5% of 36.2 square ft. This proposed sign is 16.7. So, uh, the to be determined on page five of nine. I'd like to submit that it

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does conform to that requirement. >> I got to write the resolution. That's the only reason I'm interrupting. Other than that, >> understood. Understood. >> Just go. >> Is that sign existing today? And you're just going to >> This sign on the building is existing. It's currently blanked out in white. So, this

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>> Did they get Did they get relief for that sign? Do you have any idea when the building was put up? I don't I mean I based on what I just said I don't believe they would need relief. I think it complies. >> Okay. But the bottom line is that sign all you're doing is swapping it out. So it's not >> That's exactly right. >> Go.

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>> Okay. So that's the building mounted sign. We believe it complies. I'll pull up the next exhibit. This would be S102. This demonstrates the monument sign and the directional signs. The monument sign

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is located right here near the exit driveway. The monument itself is existing same as before. Swapping out the signage exactly the same size and the directional signs would be new. They would be on the in inside and the outside just uh enter and exit. And we

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believe that they comply. Finally, I wasn't even sure if this counted as a sign, but this is just lettering on the rear door. So, we showed that uh that would be facing the rear driveway.

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That's uh S.103. I'm going to put the site plan back up again for reference. Pause. >> Okay. >> See, that's why we need you >> for entertainment. Uh, by our calculations, 12 spaces are

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required and 15 are proposed or not proposed, 15 are existing. Actually, we calculated 13. your uh your planner's letter says 12. Either way, we have plenty of parking because there's 15 on site with the required handicap parking.

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Regarding traffic, uh I prepared a letter, albeit not an official uh traffic report, but I did cite the IT numbers for the previous and the the current the proposed use. So that would be comparing uh drive-through bank which

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is an ITA uh sorry it um category along with doctor's office which is also a category. By those calculations I calculated uh 324 weekly trips as a drive-thru weekday total trips as a drive-through bank versus 124

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for a doctor's office. and the peak hour total trips, 31 for the drive-through bank and 11 for the doctor's office. Now, we we did speak with the applicant. The applicant would tell us that the the peak hourly

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patient uh count that they see on a regular basis would be five. Their average is two to five patients per hour. And because it considers a trip both the in and the out, this is actually very consistent with the numbers that it suggested of 11 trips

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per hour on a peak hour. >> Just really quickly, Mr. Bo, you submitted this traffic letter in response to to address the the letter from the police department as well as the environmental commission. >> That's right. >> Okay. Thank you.

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>> I'll also go through the zoning table. So from this is from your engineers report. Uh everything was compliant with the exception of imperous covers when it comes to bulk zoning. Impervious current coverage is currently 54.62%

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where there's a maximum of 40. I erroneously had 15 on here because I was originally under the impression that property was still under septic, but I've since been informed that it's been converted to sewer. So the numbers are better than I thought. It's uh it would be a maximum of 40 and we are at 54.62.

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Again, no changes are proposed in existing use. Uh there were also some questions on lighting. The applicant doesn't plan to make any changes to the lighting. Uh the one sign in the front would be uh externally lit and they would they would

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plan to keep that on um the same as the other exterior lighting. So, if the board required uh that to be shut off uh during off hours, they'd be willing to do that. The proposed hours of operation would be uh 9 to 7 Monday to Friday and 9 to4

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Saturday and Sunday. that's what they would anticipate. Although uh if needed uh they would like to have the opportunity to do anything that would be within your ordinance. But that's how uh that's how their other facilities do run.

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And I believe that's all I had. >> Um do you have an idea of the number of employees they anticipate? Yes, they they anticipate three employees during their normal hours of operation uh with the occasional uh addition of one additional employee at peak times.

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>> Um three exam rooms, right? >> Yes. Proposed three exam rooms, uh a waiting space for nine and a reception area. >> And then we're not proposing a loading zone. Is that correct? >> That's right. There isn't currently a loading zone. They wouldn't anticipate

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needing a loading zone, but I believe we would need a waiver for that requirement. >> And um talk about deliveries, am Amazon, FedEx, anything outside of that. >> Uh they they have uh medical waste which

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is picked up as would any doctor's office. Uh they have a lab core delivery once a day. Uh but those wouldn't be any large vehicles or anything like that. Aside from that, anything you'd anticipate at your house, basically Amazon deliveries, but no real bulk deliveries of anything at an office of

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this type. >> And then there was some uh relief noted um for parking lots of 20 or more spaces, but we don't think that's applicable. >> I don't believe would would apply here because we only have 15. >> Okay.

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I think that's that's all from my end. Thank you. >> Thank you. your next uh witness, Mrs. I think we're gonna hear from the Okay, I'm gonna hear from really quick.

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I'll slow they'll swear swear you in. >> Swear to tell the whole truth and nothing but the truth that we're seeing before the board tonight. So, hope you got >> Yes. >> What is your name, sir? >> Alexander Bonai. It's >> B O N E T.

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>> Mr. Bonet, um, could you just tell the board a little bit about your background? Um, >> yep. So, um, I am operations manager of currently seven sites. We just opened up our new site, uh, last week, >> um, in Mount Arlington. Um, we've been

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in operation since 2018. Um, so I oversee all sites, staff, and ordering and supplies. So, our day-to-day operation, we see about, I would say, anywhere from 15 to 30 patients a day.

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Um, depending on our sites, um, staff of about three people. Um, and we have a licensed provider, licensed MA, and a front desk staff. Excellent. Um, in the event that there was a a rush of

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patients, you have uh adequate space in your waiting room to accommodate them? >> Yes, we do. And um, also any patients we triage through our waiting room. So based on their need, we will bring them back if it's medically necessary for

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them to be seen immediately. Um, and we also for patients who don't want to wait, we can always schedule them for later in the day and they can come back at a later time. >> So, walk-in and appointments. >> Absolutely. Yeah. >> Okay. Um, your uh your facility, what

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are you going to have any types of medications, drugs on on premises? >> So, uh the only medications we have on site would no narcotics are held on site. It's your day-to-day needs for any sutures, incision. Um, you know, we do

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minor, um, IV infusions occasionally. Um, but that's just with saline and whatever's needed. >> Over-the-counter Advil, Tylenol, things like that. >> You know, lidocaine we have on site, but nothing anything that anyone would want.

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>> Um, this isn't your first, interestingly enough, this is not your first bank to urgent care facility conversion. No, it's actually our third. >> So, it there seems to be elsewhere around the state a a market for these types of conversions. >> It seems more and more with, you know,

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the internet and everything, people banks becoming more available and empty sites in towns that can be an eyesore or not easily, you know, find a tenant. So, and they make perfect urgent cares based off of the layout. So, it's structurally

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we are not changing anything. It's pretty much you have their the rooms that the bankers were in work perfectly as exam rooms. So, >> and uh do you have familiarity with with Sparta specifically? >> Uh born and raised in Sparta. My

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family's from Sparta. Um as it was a growing community, we always saw that healthcare was something that was needed. Um it seems Sparta, it's such a growing community and it's, you know, could use another urgent care. >> Thank you. Um

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I think anything in addition that you'd like to add I know that Mr. Bo uh provided some operational testimony. Did we miss anything uh outside of what you just uh supplemented that testimony? >> The only thing I think I would add is as far as um our staff parking wise uh they

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would be parking under the awning where the drive-thru would be. So they would not be occupying any of the existing spaces leaving them available for patients. if if the board is okay with that. >> Yes. >> To to to provide additional parking on site. >> Yes.

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>> Yes. Okay. That's all I have. >> All right. Thank you. >> All right. Thank you. Anyone else, Mr. S? >> I do. I have our planner who's going to provide the proofs in support of the relief being sought this evening. >> Thank you. >> Thank you. >> Thank you, Mr.

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Mr. Chairman. Just uh one one question for the layout. The interior layout. Um I was trying to figure out the interior layout uh where the patients come in uh to the exam room. That door is three 300

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3 foot. It might be a little narrow or a barriiatric wheelchair. They're really tough to get through. So, I don't know if the applicant would consider widening that or do a two panel door where you have the three three 0 door and then you have the other panel which is like an

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18inch panel. So then if you have need to open it up for a larger wheelchair, you can. And that's uh because it's very difficult to get those the larger uh wheelchairs through. >> All right. When this gentleman is finished, you can follow up on Brian's

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question there, but we'll get through. >> Yeah. So, all of our facilities do have that size door, the 36 in, and it does fit a beriatric wheelchair. >> Okay. Thank you. >> Thank you. >> You sworn in, Glenn. Thank you. >> John, do you swear to tell the whole truth, nothing but the truth proceedings

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before the board tonight's open? >> Yes, I do. >> John, when was the last time you appeared by Florida's board? A month or two ago. >> Certainly within the last year. >> Okay. And you didn't lose your license, right? >> As far as I know, I haven't. No. >> You're a licensed professional planner that has been doing this for how many

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years, John? Uh almost 40 >> almost and you do regularly appear before >> Yes. >> Is that acceptable to the board? >> Questions? >> Yes. >> Thank you. >> Go ahead, sir. >> Mr. McDonald, you take it away. >> Take it away. Okay. So, the main relief that the applicant is asking the board

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to move on is a D1 use variance. Uh we're here in your town center district, the town center main street business district, which as you all know is sort of a fringe of the core of the downtown um that supports a wide variety of uses.

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This use just happens not to be uh listed as one of those permitted uses. So the applicant is asking the board to move on a D1 variance. I know there was some discussion about a potential D3, a conditional use. We're taking the most conservative route here with a use that's wholly prohibited or not

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permitted in the zone. Um, an urgent care facility, we're we're putting the essential services on the side. Uh, that would be a lighter lift. Uh, we think the more stringent test under D1 is met. And what I'd like to do, Mr. chairman is lead off with some exhibits just to show

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the characteristic of the land and how this site is not only a nice fit within the context of the site itself and the building but the surrounding land use context as well. >> You can bring those. >> I'm going to just start them to my right. >> Tony has to mark

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>> mark them. Sorry. Yeah, >> we're going to mark one of them as A1 first. You want you want to keep that one and then we'll pass it down to the Boys, while the pass down, just so we're going to mark this as A1's

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A1 this I believe it's five sheets. Five sheets. Is this Echo? pictures or do they accurately depict shown in them? >> I I put the pictures together. Um they were actually taken by our drone

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operator, a licensed drone operator. And I think they were actually taken Yes. today. So they're fresh. >> As close to real time as we can get. >> And there's been no AI enhancements or anything else. This is what it is what it is, right?

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>> It is what it is. And that'll be sort of the running theme of my presentation actually. >> Okay. So, was this A2, A1? >> One, I believe, right? >> A1. >> A1.

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>> A1 first sheet. We show the subject property on an aerial satellite photograph in yellow. Um, as you know, it's a single tax lot. Um, you are here. You're actually in the upper right hand corner there. That's where Town Hall is. and we're just a couple lots away. So,

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this is a familiar part of the local area. And what's nice about this application is what's there is there and the applicant is keeping it there as as part of the application. It's a nice building um in a very nice area complimentary to the character of uh

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this section of Main Street uh which is right on or spoton with your master plan goals as well. And we'll hit that um at the end. This part of Main Street is where we start to break away from some of that traditional downtown where you may have some mixed use happening where

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you may have uh retail or storefronts in a in a single line um and then some residential or or other use on top of that. Here we start to pull away a little bit. We see some more commercial oriented uses. We've got institutional uses. There are a number of medical uses

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around the area as well. So certainly from a land use standpoint, we're not looking at a land use here that's a significant departure from what has established itself on Main Street in this particular location. We've got non-residential uses on three

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sides lining Main Street and then we've got some buffered residential as we work our our way up the hill on Village Lane there. So again, no physical change in terms of the characteristic of the site. It's been developed as for commercial purposes for many years and has

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coexisted with those uh surrounding land uses. Another thing that's nice about this application, as you just heard through our applicant testimony, it's a relatively light land use. This is not a large urgent care facility by uh by any stretch. You've got three exam rooms

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here. So, relatively small and a nice retrofit of again this nice building. second page and the next series of photographs just are going to spin you around the property to give a sense from the bird's eye what the site looks like.

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Again, a very nice building. Um, complimentary to the other buildings in the corridor as well. There's an emphasis in the master plan to keep buildings that are there that uh maintain the character of the district and that's exactly what our applicant is

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doing here and it encourages retrofit and adaptive reuse. So frame number two is more of a a view looking um I'll say to Main Street looking to the west looking to the east looking towards the

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lake. I'll leave it at that. Um next frame is looking in the opposite direction towards town hall. Here you can see it on the left hand side just a few lots away. You've got the church the house of worship on the opposite side of the street. And again, you get a sense

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of the mass and scale and the style of the buildings along the corridor. This is a nice complement to what's there. Fourth frame is a is a view from the back looking across at the church and then looking at the retail center in the

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further background. So again emphasizing the point here that this is not developed as a traditional downtown in uh in terms of stores on top of stores or next to stores. So, we're not breaking up any neighborhood pattern by introducing this medical use here.

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Um, finally, the last page is another view looking back towards the lake, looking towards the downtown where you have more of that uh traditional uh walkable development. Not to say that this area is not walkable. You've got good pedestrian system in place here, but the buildings start to spread apart

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as you work your way to this uh part of Main Street. So again, the primary relief that the applicant is asking the board to move on here is urgent care. Um, in the TCMS zone district, uh, we do have offices as an allowable permitted

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use here. So this medical office, if you will, is not a substantial departure uh, from that or in that regard in terms of what the other uses in the area have manifested. Retail is allowed here. Houses of worship are allowed here as well, but we

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don't see an abundance of retail at this particular location. So again, not creating an anomaly in the context of the neighborhood. In terms of the positive and the negative criteria, we see many um positives associated with this

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application and I'll rattle off a few of them why I think this site is well suited for the use in my view. Um number one, it keeps what's there there. It's a nice building that's familiar in the public eye and complements the character of the area. Um, as I've said, looking

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at the area contextually, this part of Main Street has a different character than the core. Uh, there's more commercial here than retail. The use is compatible with the professional offices and civic institutional uses that line this part of Main Street here. Um, next,

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the use will not compete with those retail uses that are in the town center core. Um, next, the nature of the use is low intensity. It's small scale. It's not, as I just said, an urgent a large urgent care facility and can easily retrofit into the site and the site can

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easily accommodate uh the the mass and scale of the use and the intensity of use before you. Um, another positive here is that adaptive reuse is as efficient as it gets from a planning standpoint. Um, there's no expansion of the building here. There's certainly no

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demolition of the building here, but exactly working within the confines of what's there. Um, importantly, it was developed as a bank and our statistics now show us that the likelihood of this ever being redeveloped as a bank are relatively slim. Um, if you look at the

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latest statistics from the FDIC, it indicates that for every one new bank branch that is opening, four are closing. And that's a testament of course to the popularity and the ease of online banking where uh the traditional

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bricks and mortar uh banking no longer is as as relevant uh as it was in the past. So this is a nice fit up uh of that particular uh land use. The project positives here tying back to the land use law uh would be efficient land use,

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positive aesthetics and promotion of the public health, safety and welfare. Health, safety, and well-being are inherent to the nature of what this use is. Uh it's the very heart of this land use. So I think there's a good nexus with those purposes of zoning. And under

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NJSA40 column 55D-2, that would be purpose A. uh purpose I and purpose M. Uh there is a significant absence of negative criteria here. Again, based on the testimony of the witnesses before

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me, you have good predicate from a traffic standpoint, from a parking standpoint. The aesthetic will speak for itself. Um I think we've dealt with medical waste and operations here, uh all in accordance with health code. Uh so again, no substantially adverse

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impacts to the public here. Um, and lastly, in terms of degree of departure from the zone plan, uh, I went back to your 2016 master plan amendment, uh, there are a number of excerpts here that I think this certainly the board can find are are advanced, including to

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encourage redevelopment of existing underutilized properties. Uh, to preserve the resources within the main street corridor which reflect the elements of the architectural history. Um, third, to encourage the continued use of existing buildings and to

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encourage appropriate reuse. That last goal is spot on with what our applicant is doing here. So, um, again, I compliment our our applicant for um, respecting the ordinance and the the intent here and working within the confines of the of the site itself. Um

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in short I believe that this land use is compatible with the character of the area and also by virtue of its condition fits well with the site. Uh this is a good use of land most importantly meets the statutory criteria for approval. Um and relief can be granted here without

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substantial detriment to the public or without substantial impairment to your zone plan and ordinance. Um with that I'll pause. I know there were some existing nonconforming conditions. The applicant's not worsening any of those. So was just looking for the board to reaffirm or revalidate uh that which is

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already there. >> Um just that was beautifully done. Um that amendment you cited was actually specific to the town center main street business district. Is that correct? >> Yes, it is. Town center main street business business master plan amendment. >> Excellent. And then um the only uh

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deviation I recall was uh the loading zone which we heard testimony to that effect that it's it's not really necessary for this use based upon the um deliveries that are anticipated. Uh any any opinion on on on that component? uh

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the infrequency of of the deliveries and the short duration when a delivery vehicle is here I think warrant from a reasonleness and appropriateness standpoint uh the granting of that relief. >> Thank you. I have nothing further. It was very well done. >> Thank you. Any other witnesses, Mr.

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Silbert? >> I have no other witnesses. >> All right. Thank you, sir. >> Thank you. >> David, if you could give your engineers report. >> Yes, Mr. Chairman. For the record, we did prepare a report dated March 17, 2026. The applicant has touched on another number of the items, but I'll just flesh

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a few out if I may. I agree that the impervious coverage is uh an existing non-conforming situation, and they're not changing that. Uh the use variance, as they discussed, is being required. With regards to the site plan, just a

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couple items to correct. Uh, Main Street used to be a county road, now it's a township road. So, while they labeled it as a county road, that should be corrected on the revised plan. We can do that certainly. With regards to the loading space, they talked about the waiver for that. With regards to storm

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drainage, they're not changing anything or changing the impervious coverage. The only thing I would ask on that one, uh, there's supposed to be a stormwater maintenance manual recorded in the county clerk's office that may have been done by the previous applicant, uh, the

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bank property. If so, the book and page of that recorded document should be noted or if it's not recorded, it should be okay. >> Okay. Uh, lightning plan, they talked about the hours. I just want to verify something on the record under

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architectural plans. The applicant's documents indicate the second floor of the building will not be used to treat patients. Applicant to confirm this >> confirmed it is uh back room administrative uh nothing to do with with actually doing any type of examinations or a waiting room.

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>> Okay. And for this facility is any emergency generator proposed? >> No, there's no change to the landscaping. Uh again, minor change just so it's correct in the township's records with regards

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to the sanitary sewer. Uh as the architect indicated, used to be on septic when the sewers came into town. This building was connected to the township sewer system. The lateral should be shown on the plan and appropriate noted. >> Yes. >> Okay. Uh, one thing I just want to bring out

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with regards to Main Street, uh, in the next few minutes there is or excuse me, few months, there is going to be milling and resurfacing done. There'll be a moratorum. So, if there is, and I'm not sure that there would be. If there were any utilities that had to go out into

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the street, they'd have to be done before that or there's a 5-year moratorum. >> I appreciate you uh bringing that to our attention, but we uh we don't have any changes to the utilities. >> Okay. Thank you. The signage they went through, it's basically changing the plates to reflect the new uh proposed

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owner. Uh with regards to the EIS, the applicant outline any required procedures for dealing with any medical waste and how they should be treated. >> Yes. So we so uh the applicant will have a uh company uh that they uh retain to

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come pick up medical waste. Um, so they'll come to the site in the morning hours and they'll be able to give the medical waste to that company >> and it'll be manifested and what have you and documented. >> Yes. >> Okay. Uh, the only other thing I have,

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Mr. Chairman, uh, did list some uh, approvals that would be required from water, sewer, fire prevention, construction official, what have you, and the usual condition uh, just so it's verified and basically it'll be taken care of if they address in the board approves the application uh the asbelt

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plan which could cover the sewer lateral and the various changes that I noted a few minutes ago and that's my >> thank you David Brian you're next yes we'll start with the traffic review uh Mr. Bo, I believe it is, uh, related to

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the board that the trip generation as compared to a bank uh, with three drive-thru positions as compared to the proposed medical office use uh, is substantially less. Uh, we agree with that. Just uh, for the board's edification for order of magnitude, if

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this was on a state highway as a bank, it would be the highest level. that we major with planning which is um more than 500 trips per day and a peak hour of more than 200. So it's in terms of absolute trip generation attracted to

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the site it's almost an order magnitude less it's in a nutshell it is a quiet use compared to the bank. Uh so I believe that uh for that uh we agree with Mr. Bose's uh trip generation

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report. We reviewed it ourselves, ran the numbers and we concur and we see this as a lessening of uh trips attracted to the area just for the express purpose of making a medical visit which is may or may not be appointment driven if it's a uh uh

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standalone doctor uh on demand. And then uh getting to the uh planning side of the equation. Uh an adaptive reuse is how it's being presented to the board. Uh I believe uh that is what it is. It is an adaptive

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reuse. We do see uh lessening of demand uh for bank construction. We're seeing two players in the marketplace right now that are uh in bank construction. one is Chase and Wells Fargo because they are

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just leaving a uh moratorum that they could not build any branches. So they're so those are the two uh major players in the area and I think they're represented in the area or in the region. Uh so we concur that it's not likely that this would be reoccupied as a bank and

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therefore adaptive reuse is a stronger is a the medical office is a is a strong candidate for this and so we have to look to see if the D1 variance is going to cause uh any uh impairment to your

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master plan. What does it contemplate? Uh this use is not far off from uh uses that are allowed in the zone. Uh so we don't see that uh being an issue with the adaptive reuse. Um it's pretty much

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retrofit uh an existing bank with the branch offices being reused. Uh we believe that the existing ADA access they'll suit it for patients. Uh there is a back ramp uh that they can use. That's

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uh we looked at the elevations for that. It works well. Uh so for all those reasons uh although it is not an essential use uh we believe the medical office use would be a benefit and would not acrue

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uh benefits only to the applicant but we have to also look at in the context to the community as well and believe that if you can have a health and wellness uh office we we believe by definition that is a benefit. But that's where we are

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here. Mr. Chairman, thank you. Brian Marissa, would you please call on the board for questions or comments? >> Oh, Michael Johnson. >> Yeah, just a few questions. Um, is there going to be any imaging on site? >> No. >> No. >> Okay,

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>> guys. Guys, you got to we got to get you on tape. >> Actually, and I have a few operational questions. Stay up there. >> No imaging on site. Um there is an image care right in Sparta. >> Okay, perfect. Um oxygen on site, is

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there any amount of oxygen that >> There will be an oxygen tank on site for any emergency use for patients? >> Okay, but it's not enough to trigger any kind of requirements or fire concerns. Okay. All right. And then um is the property set up to allow like an

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ambulance to traverse and still have patrons leave? Is is the driveway suitable for that? >> Absolutely. Okay. All right, that's that's all I have then. >> Richard Larupa, >> just one quick question on on garbage.

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Uh you mentioned several times about medical waste. Uh are you going to have a dumpster in the back? Is garbage how's it going to pick up? Just testimony that the medical waste is secured separate from any regular garbage that may be put out that >> So our medical waste is um any

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injectables, uh the vials or any needles, syringes, scalpels, things like that. It's all put into a medical waste container that is locked and we have a pickup twice a month >> that's locked inside the building. >> Locked inside the building and then

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there it's securely taken away. >> You also have a dumpster outside. >> A dumpster just for food trash from our staff or you know papers things like that. Okay, >> that's it. Fine. Thank you. Um, Richard Robecker.

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>> Um, I I have a couple of questions. Um, you stated in your testimony that the

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staff would use the current what's currently the drivethru area. Is that we would utilize that if there was an issue with the parking and the spaces that are there for patients. If

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not, they they would use the parking spaces. >> They would >> if if there's an issue with the amount. >> Yes. Yes. >> It is covered. So, it is nice during the winter time. >> Um,

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>> according to the um architectural drawings, Mr. bow. Um, you can use that microphone um if you wish. Um, you have

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the one exterior door uh setup uh that you proposed. I take it that's underneath the no uh on the

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>> I'm sorry. >> What would be the right hand side? I believe >> no the the actual the the extra door is actually on the opposite side. It wasn't meant for employee use there. It was only because it happened to be in uh an existing stairwell. So it it it worked

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out well. So the no the if anybody were to park under that they would just go to the back door like the rest of the parking. >> So I So this door will not exist. Is that what you're saying? >> No. No. The door will exist

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should you approve it. The the intention of that door that door is actually over here onto this sidewalk and it's just meant to be an additional egress convenience store out of that stairwell. >> Oh, okay. It's it's on the other side. >> It's on the opposite side. All right. I I was just a little confused.

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>> Understood. >> Okay. So, I can make note of that as necessary. And and the actual entrance is technically the rear of the building.

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>> That would be where the average person would enter. Yes. >> Oh, okay. All right. So if there was to be foot traffic, they would have to come to the rear of the building, >> right? There is there is a sidewalk that runs along the side of the building. So

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certainly foot traffic could do that, but we would anticipate most people driving. >> Yes, I would anticipate that. Um that's all I have for right at the moment. >> Jennifer Panaha.

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Um, I think it looks great. I like the idea of converting the banks. That's it's like a business unto itself. Um, uh, my only question was, uh, if we're doing a DVR and they're putting in their hours, should we put some kind of restriction

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on the hours since there's residential behind there or is that built in? Is is that a concern at all? >> They're testifying to the hours, Jen. That's what they're asking for. I I kind of was surprised to hear this because I know some of them wind up having such a

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demand or such a need. >> They want to go later. >> They want to go later. >> Uh so I was I was a little surprised to hear that especially since I don't believe and you guys would know this better than me or maybe Dave knows it. I

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don't believe that there are a whole lot of these facilities in the county thus far. There's a handful of them, but It's really sprinkled around pretty much, isn't it, David? >> Yes. >> If I may address that question. So, for

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for context to the board, we were providing our anticipated hours of operation, and that's based upon locations elsewhere in the state. Certainly, as the attorney for the applicant, we we would not uh we hope the board wouldn't condition the

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approval on on hours of operation. >> Buddy, the guy the board's got to do it. You're asking for a use variance. So you offered it. So that's what it is. I kind of would be more interested to hear from Mr. Bonet as to what he's doing at his other five facilities. You're absolutely

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locked in with those times and that's why she's asking the question. >> So at our other facilities, those are our hours. Um we do have other facilities in Sussex County. Um, and we've pretty much shortened our hours

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recently due to demand and you know the area. So 9 to 7 Monday through Friday, 9 to 4, Saturday, Sunday and Sunday. >> Yes. Is when we operate? Y >> and you suspect based on what you all are seeing in the other you said you

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you're familiar with six facilities. >> Yes. Seven facilities. Yes. >> Seven including this one or not including this one? >> This will be number eight. All right. So, you think that that's an adequate number of hours? >> Yes. >> Because that is going to be in the resolution, >> right? >> Yeah. I those are our hours of

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operation. >> Okay. >> That's not to say you can't come back, but then you have to notice again and and hire that guy back up. And >> if you want a buffer just in case, you can ask the board to give you a buffer perhaps. >> May we have a buffer?

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I think the board will discuss it and decide, but I would be surprised if they give you a buffer. >> I'm not speaking for them, but I've been around them long enough. >> Yeah, because you were you were I I I'd like to say I was covering for them, but

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I was really covering for the residents around there just to say I didn't want somebody else them moving out and somebody else moving in and then deciding that they wanted to be open until midnight. You know, this is I'm not looking at them specifically. looking at you know this this is a classification now this is a Dvarian so

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now if you guys move out you know having the bones in there will be great we'll know exactly we know their personality already but what happens if somebody else moves in how do we protect >> and quite frankly with those hours and Newton Memorial Hospital only being 15 minutes I guess

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>> on a good traffic during the off hours it's probably 15 minutes away they can get into the emergency How does the board feel about the buffers for hours or not? >> Uh, if I may. >> Sure. Brian, >> isn't there a regulation about what the

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maximum hours can be for this particular area? >> Not on a use variance. >> Use variance. >> Use variance. They can set it and then it can't be ex expanded. They're asking for the use variance. You >> understood. But putting aside the fact that it's a use variance, if there was

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somebody else doing business there who wasn't applying for a use variance, what does the regulation say about their available hours? >> I don't remember that they do say something like that. Do you David? >> I I don't. As a matter of fact, in not necessarily zone, but you know, for

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example, the quick check, they were 24 hours and they came in. So >> I don't think there's anything. Usually, it's on a case-byase basis. And the places that I've seen, uh, a lot of times they'll specify certain hours or they'll say one hour after the close of

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business to allow the employees to get to their car safely, that kind of thing. >> Yeah. I I like the hours the way they are now because it'll be assumed that they close at 7, but they're probably going to have patients, you know, they probably stop allowing people to come in, etc.

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>> And why don't you just say it right? say they don't run their practice like like the chairman runs this board. >> I frankly I frankly um >> my my opinion would be that if uh they came back later on and said can we stay open till 8 I wouldn't have a problem

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with that. And so, personally, I wouldn't have a problem with giving them a buffer up to 8 >> Mhm. >> 8:00 p.m. I >> I was going to propose, if I may, 8 a.m. in case they need to, they determine that the market here people need to come

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into urgent care before they're off to work or before school. But, um, >> you're saying you want to move that to 8:00 p.m. instead of 700 p.m. >> I was thinking 8 a.m. to 8. May Can we do a buffer? 8:00 a.m. to 8:00 p.m. and

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on the weekends 8:00 a.m. to 5:00 p.m. >> How does the board feel about that? Each individual. >> It's up to the board, my friend. No problem for me. >> No problem. >> Probably put that in. >> I'm okay. >> Thank you. >> Okay, everyone agrees.

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Okay. Next, Marissa. >> Oh, I'm sorry, Michael Steyberg. >> Yeah, a couple questions. Um, talked about obviously the hours. What are the actual peak hours, though, or is it pretty consistent throughout the course of the day?

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>> So, our peak hours are usually in the morning and when school lets out. So, after school lets out, I'd say about 4 to 5:00 p.m., we'll see a rush of parents bringing their kids in. This is a this is this this is a leading question uh soap box and something that

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isn't necessarily tied to your application on this one. Right. So we've had a couple of applications before us especially up and down Main Street over here. Uh which which is great from an economic development standpoint for Sparta. Fantastic. But the traffic is becoming more and more of a problem through there especially around Town

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Center Drive. Right. Obviously if the peak hours are going to be when school starts and when school ends. We're battling buses. We're battling all the rest of the businesses that are kind of where people are going to work coming back out from a wider perspective from a town perspective, right? Especially from

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a traffic perspective. We need to really take a very hard look at Town Center Drive in particular on there. It's backing up. We said when uh what was it? Learning experience or learning uh center came through that it's already in bad shape at peak hours down through there. If we're going to add more and more businesses here, you know, it's

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going to be a continual problem. Again, not your problem on this one, right? Because we have to look at yours persp uh in isolation on this one, but something that this town needs to look at from a wider perspective, right? >> Could I just note that in the traffic report, it did note that there is a lot

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less traffic going to be coming to this area due to how many people frequent the site as when the bank was in existence. >> Sure. Right. Isolation with the bank. Absolutely. on this one, but the bank's empty today and now we have two other applications that are moving in to let you next door to you at this point in

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the game, right? So >> hopefully this will help. >> Yeah, that that's basically what I'm saying like in the longer term on this one. Um kind of going back to what Michael had asked, what are the services that are offered at your facility? >> So we handle everything from a cough to

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cold to um any you know wound injuries, wound maintenance. Um, we are a triage between the ER. We help keep the ER from getting overcrowded. So, and a lot of people these days can't get appointments with their family care doctors or OB/GYN

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specialists. So, we're there for that reason. We see anything under the sun up until that. And we also see anything from broken legs, broken arms, and send them out to image care or if a specialty is needed, send them to a specialist.

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>> Okay. Clear. Uh, one last thing and uh, Mr. Chairman, let me know if I'm stealing your thunder on this one. I know that there was some commentary around the color of the sign that's outside on this one. Um, and there was a request that was made to uh, >> yeah, we can uh, you can make that request. Michael, I was going to do it,

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too. The the colors. >> Okay. Stealing your thunder. Let me know on No, go ahead. Uh, >> no. Please go ahead. >> Figured I'm like eventually getting down the line, somebody's gonna have to ask this question here. Uh but I think uh the the urgent care in in particular uh the the request was to make it more of a

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darker green uh to be more in line with the character of the town and uh the spirit of the architecture that they're going for uh up and down Main Street. So I think there was a request uh >> hopefully you could do that. >> We are happy to do that. >> Great. Thanks.

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>> Outside of that those are my only questions. >> Why are you controversial? So, was there an official color that >> a darker green than what you have >> a forest green? >> I think it's already >> forest green, >> right? That's what they call it. A forest green. >> I would say forest green.

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>> So, this bright green would turn into a forest green, just to be clear. >> Correct. Right, Michael? >> I think it uh was actually the lettering, the urgent >> and the lettering, too. >> Yeah, >> the green. >> Correct. Is the way I read it. >> Yeah. >> So, the red lettering you'd like to also be green.

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>> I thought this was the example. Oh yeah, right there. Yeah. But the lettering is not green. >> Oh, was there was there any letter uh green lettering or not? >> There there is. Right now the lettering is is red and the the mountains are green. >> I guess you have to have it red for the

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urgent care. I would have I would assume. >> And and Mr. Chairman, I didn't get to ask my second question. >> Go ahead, Jen. >> Okay. Last question was in your model is it is was the testimony correct that you have one position? You have three staff people.

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>> Three staff people. One provider on staff. Yes. >> One provider on staff. Wow. Okay. >> That's Rich. That's you had the hours on here just for example, I would assume. >> Just for We wouldn't put that on the sign. No. No.

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>> I mean those hours though, they're not the real hours as we discussed. >> Yes. Did you see that gun too >> Kenneth Larry? Oh, >> just on the environmental commission notes. Do you agree with everything they had mentioned?

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>> Um, well, they had mentioned commentary regarding lighting and and and our testimony was that we didn't intend to change any of the existing lighting on on the property. And uh the other two reports, if I may, the fire review memo essentially said no no comments.

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>> No comments. And then traffic police uh was addressed through the submission of our uh traffic impact letter um in which the police department uh iterated that they were satisfied with our letter. >> Okay. Thank you.

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>> Thank you. >> I'm now opening hearing to the public. If anyone's in the public with comments or questions, please come forward. >> Jenny Derek's tap into spart. I just had one quick question. I think you already answered it this but I couldn't hear it. Um, are there plans for the second

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story? The second level? >> No, the second level is uh basically a staff room, a restroom, and some utility space that's intended to stay just as it is. >> Okay. Thank you. Does that have to be Mr. I'm sorry. >> Excuse me, Jenny.

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>> Does that have to be memorialized in the resolution that the use of the second floor? because it doesn't >> what attorney Glenn knows better than anyone. >> Yeah. >> Thank you, Jenny. >> That's what the bank is using it for now. >> Exactly.

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>> Marissa, I think we still had Isabella for to be called on before. >> All right. Brian, >> uh Brian Romanowski, >> thank you. Just two very quick questions. Um >> keep forgetting you guys. >> Will there be collection of biological samples?

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>> A phabotamist for example. And >> so um we do not do phbotomy on site. Um we do collect wound um samples and also um oral samples. Yeah. And there will it will be a clea tested certified site.

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>> Okay. And this is a question I I think for uh for the chairperson or some maybe the engineer just for my edification um and to avoid wasting time on another application with regard to S102 the directional signs. Do we have in

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place in our town standards that that um with regard to the directional signs that buildings use? David, >> I believe those are uh on a case-byase basis and encouraged again just like a

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wayfinding signific does do applicants have to come before the town and say here's my idea for the wayfinding sign and that has to be approved and a similar question for that is like this color issue do those have to be approved I mean what is the

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typical process that's all I'm asking it's usually on a case by case basis, especially with color and architect and siding and different things like that. All the years I've been on this board, >> you know, you're asking the right question because this board would be a whole lot different than the planning board. So, when the board's looking at

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it, they will weigh in. Actually, that's not fair. The directional signs, there's usually a they call it a kit of parts, and they submit a sign package that shows you all the stuff that you've seen, and that's exactly what they did. So you all get to take a look. Their

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testimony is the signs comply and we're not looking for any additional variances. A lot of times people are looking for the variances and then you get into the negotiations of how big they're going to be or how small they're going to be. I mean, you've never seen a McDonald's come in to any town that got

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what they wanted because if you look at the McDonald's manual, they're looking for >> they're looking for signs as big as Ronald's feet. Uh, so but these they come in, they're reviewed, it's compared to the ordinance and figured it out. But

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you all get to weigh in as to whether you like whether you think the lettering is o is overcoming the site or it's a little too much. But most of the time when you have people that are doing the applications and this one you're we're kind of fortunate because they brought in people that do this all the time, you

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got a real sign package. So, if you guys wanted to tweak it a little bit, you have the right to. And I guess I guess it sounds like uh the uh meadow green is going to go to forest green or something. >> Correct.

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>> Correct. Uh well, with regard to S102, I'm looking at the photographs of the um I guess are those the existing directional signs in in 102? >> Yes. Uh those are those are what's there now in blank. So

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they would be >> now in blank. Okay. >> I believe the previous tenant blanked out all their signs as as is typical and often required. >> Okay. Um Okay. Um and council um I think

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I understand this, but if we had an objection to a sign that was being presented to us, this would be the time to say it. Yeah, it would be the time. And it would be the time that if somebody on the one of your fellow board

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members agreed, they'd let you know. If they thought you were going too far, they'd let you know. If I thought you were tripping over yourself, I'd let you know. Or David would let you know. But you should feel free to at least bring up your concerns and we'll figure them out. >> I appreciate and I have I don't really have a concern with regard to these

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directional signs. I'm just trying to understand process so I can avoid >> taking up time on on another application. Um, with that being said, I have no other questions. >> Thank you, Brian. >> Isabella Artism.

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>> I have a question about the signs, too. >> Are they lit? >> The enter exit signs, >> the monument sign. Oh, these are No, these are not illuminated. The entry exit, sorry, the monument sign is uh proposed to be externally illuminated.

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>> And the building sign is not proposed to be illuminated. >> Okay. But enter. The only sign that's proposed to be illuminated is the monument sign and it would be external lighting, not internal. >> That's all. >> Well, and that actually, if I can, Mr. Chairman. >> Sure. >> That actually raises a question and now

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I'm looking lovingly at David. Uh, for a long time, Sparta in this section was looking for, I'll call it moonlight signs where it's all back. It's like up by the post where the post office used to be and stuff. This is a traditional sign.

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Is this >> the halo signs are >> I'm sorry. >> The halo signs on >> that halo signs. That's why we got Dave. So, is this a place that they should just do a traditional backlit or would a halo sign fit in better with what's going on down there? And I have no idea.

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And maybe it makes no never mind. >> Based based on what I've seen in this section of Main Street, I would suggest leave it traditional the way it is. >> There we go. Glenn, be quiet. Thank you. So it it does look like that existing sign although I don't know if it's currently it has an external light so that's

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>> well I think it's probably groundmounted signing up uh lighting up is is my recollection since I used to bank at their branch but uh I think that's what it was and that's what Sparta certainly encouraged but then they got into the halo stuff too so

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you're good >> and I recall no one in the public had any comments or questions when I asked a few minutes ago. Back to the board for any other questions or comments we may have. Right. The chair will make a motion. Have a

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board attorney repair resolution approving application 2-26 block 20001 lot 42 33 Main Street for Skylands Urgent Care D1 use variance for a medical office.

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Also for the record all non-conforming pre-existing C bulk variances are noted in planners report and just for the record the impervious coverage was 40% max 54.62% is proposed and also the waiver for the

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one loading space. David. >> Yes. >> And conditions adherence to all points in our town engineers report and our planners report and also to provide an asbill plan prepared by New Jersey licensed land

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surveyor upon completion of the project according to all plans and testimony submitted here tonight. Is that everything covered, Glenn and David? >> Yes. For me, >> Brian? Yes, >> councelor. Just the the site plan

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component. Um whether or not the motion encompasses a site plan approval, whether or not the board felt that a site plan approval was necessary. Um that was the at least the one out >> final. They thought the board is granting you site plan approval based on

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the changes and other things. So, you're getting site plan approval. Okay. >> And just to clarify, an additional survey is being required >> a >> as built >> and as final final as built for just showing where all this stuff is. I

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>> I'm just I only ask because we're not actually proposing any changes. >> We we want to see the uh sewer lateral, the septic system as that type of thing. So, it really should be on a final as bill so there's an accurate record. >> Very well. Okay,

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good. >> Okay. >> All right. A second, please. >> Second. >> Second. >> Lissa, please call the role. >> Michael Jipek, >> yes. >> Richard Larupa, >> yes. >> Richard Roarbacker, >> yes. >> Jennifer Paha, >> yes.

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>> Michael Steinberg, >> yes. >> Chairman Kenneth Flurry, >> yes. >> Brian Mowski, >> yes. >> And congratulations. Your variance has been approved. Good luck. >> Thank you. You're welcome. >> Council, Mr. Chairman, council wanted to

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wave receipt of the resolution. I do you have county What did the county say about this, guys? >> I don't know. I don't think we I don't know if we filed with the county because we initially were treating this as a as an application that didn't require site

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plan approval. Um, and that was it wasn't I stepped in to the scene after the application was submitted. >> Don't worry about it. We want to get moving. So, let's You didn't file with the county yet, David. I would think that is this triggering anything at the

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county or should they just submit it forformational purposes and go from there? >> I I would suggest they submit it forformational purposes because they're not changing the impervious coverage. There's no effect on county drainage. >> All right. So, you do need just just so you understand this. Under the law, you

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have to submit every application for site plan to a county planning. I don't know whether you understand that or whether you do that. >> I you have to. >> Yeah, I I understand. I I just we we've already gone back and forth. I don't want to waste the board's time. I didn't I didn't feel that it was a site plan

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application, but we've already settled that. So, we I can provide it to the county. >> You missed it. I'm trying to make your life pleasant. >> Oh, okay. >> You submit it to the county forformational purposes only. No application plans. You put a letter on it for

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informationational purposes. Thank you very much. Thank you, counselor. I appreciate it. Thank you. >> Thank you, Glenn. Thank you, everyone. >> Before we adjourn, >> we raise >> before we adjourn,

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our uh board attorney >> has some comments and updates on an application that we heard and voted on. He just wants to take a few minutes to give us that information. >> Close. >> No, he doesn't want a closed session,

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believe it or not. He said it wasn't. >> Rich, you're right. The board did wave receipt because he can do that and Dave will just handle the rest of the stuff. So, >> he he can apply. Counselor, you're counselor. >> You are you're going to seek a building

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permit as soon as you can to begin doing site work. Is that correct? >> And that's okay with the board. >> Sure. >> They have to go through zoning first. And you got to go through zoning. You got to keep her happy. If you don't, you're dead. >> I think that the um compliance is is fairly minimal. So, we should be easily

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able to submit the resolution. >> They will they will work it out. >> All right. Good. Good luck. >> Thank you. >> Do you need Brian and David, too, or not? >> Uh, no. I don't think so. >> All right. >> Good night. >> Good night, guys.

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>> Thank you for everything. Okay. Good night, guys. >> Appreciate it. I think the open child. >> Oh, your uh comments approved last.

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>> Take care. >> Before we get into our a board attorney update, anyone else in the public have any questions or comments on items not on the agenda tonight? Since we're still not adjourned, you can come forward if you have any questions or comments, please.

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Hi, my name is Jill Malena. I own Kitty Academy of Sparta, 30 years. Um, I thought I saw in the paper that there was something in the meeting tonight about the traffic issues and what's

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going on with this learning center going in on Main Street. You must be referring to the story Jenny Derek did in Tap in Sparta. >> Correct. >> And that was six weeks ago. We approved that or seven weeks ago. >> Okay. It said that there was a meeting

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for tonight. >> Regular meeting. >> Okay. My mistake. >> No, no problem. >> Um, so everything's approved. It's going forward. >> Yes. I'm I'm sorry that you did that because alls you're doing is watering

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down the childcare centers that are in town already. And now that we have universal prek that is free, um you know, you're going to have empty buildings. So, that's what's going to happen. But

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anyway, I was just curious to hear what was being said. and my husband passed away recently. So, um I haven't been on top of things and when I saw that I was like I better get there and find out what's going on. So, I'm sorry I missed

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all the other meetings. >> Thank you for >> But anyway, thank you. >> Thank you. >> Jenny, you have any comments on items that not on the agenda tonight? >> No, thank you. >> You're welcome. Glenn, if you're so kind to proceed with your update. >> Sure. I just want to note, and there's no reason to go into executive session,

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that we received uh a letter dated May 8th um referring to um our office and Mr. Dash's office a notice of torque claim and uh an appeal

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of the zoning board decision that you made on 66 Woodport Road. Um, we checked with the insurance carrier to see if they were going to pick it up because obviously if we can do it on the insurance dime, save

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smarter township some money, which is always in the township's best interest. Uh, we learned today that the answer came back that no, they were not going to pick it up. So, we'll be handling it uh as appropriately with Mr. dash and

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we'll keep you informed as we go. >> This is the one with the uh closed door, right? With the sign. >> I'm sorry, which one is this? 66 Woodport Road. But what the sign the billboard sign that that was neither fish nor

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foul. You wound up saying clothing. >> Understood. >> Anoric was there. >> So he's bringing an action. >> All right. Yes. >> Okay. >> And thank you for that update, Glenn. We appreciate it. >> See where it goes.

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>> Okay, that's it. >> Any other comments or questions before I make a motion to adjurnn? Motion to adjurnn. >> Second. >> Second. All those in