All right. Good. Can I go? >> What's your name? >> Tamara. Can I go? >> Good evening, Springfield. Welcome to the July 22nd, 2026 Township of Springfield Planning Board Meeting. I said that right. Adequate notice has been given in
accordance with the Sunshine Laws. notice was published on June 28th, 2026 on the Township of Springfield's website, www. I guess there's four W's, but there's really three.spr. us. Uh, let's do a salute to the flag,
please. >> I pledge algiance 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. Let's do a roll call,
please. >> Mayor Harris Lawer, >> present. >> Deputy Mayor Alex Kaiser, >> David Barnett, >> Commissioner Bernett's here, >> Mr. Crest, >> Miss Julie Tomo >> here, >> Mr. Scott Wishna
>> here, >> Mr. Kenneth Korn >> here, >> Mr. Kevin Ferraro >> here, >> Vice Chair Aaron Laugher >> here, >> and chairman Jeff Tiger. >> I'm here. Perfect. Before we start, for the record, I was notified on Monday and so was the mayor that our uh council of
record um our the law firm is still our law firm, but we are changing attorneys. For now, we have Michael. Uh let's hope he lives up to the standard of Matt and Alex where we had before. Uh if not, >> exceeds the stand. >> Exceeds the standard. Alex, come on. >> Make Yeah, Alex. Alex wasn't here long
enough to to evaluate. >> So, don't worry, we fill out your yearly evaluations, too. It's all good. Okay. So everyone, this is Michael. If anyone wants to meet Michael afterwards, you can come talk to him. >> Next meeting minutes, May and June of 2026. Can I have everyone had a chance to review them on the Google Drive?
>> Sure. >> Yep. Everyone read them. Any questions or concerns? I don't see any. Can I have a motion to approve? >> Motion. >> Second. >> Can everyone do May and June? Can everyone? >> Okay, great. So, we'll do May and June at the same time. >> Yes. >> Good motion. Motion.
>> Was done already. He motions. I uh >> All in favor? I >> I >> I Great. Perfect. It passed. Great. First thing on the agenda tonight is going to be MMPD CARs K LLC, which is 5-2026S.
This is 170 US Route 22 East, block 3703, lot one. Any members of the public that that are here for the preliminary and final site plan with variance for new building, this is going to be carried to September 18th >> 14th. September 14th in this very room
at 6:30 p.m. So there's no further notice. September 14th at 6:30 p.m. No further notice. Thank you. Next application is the General Store LLC 4-2026s. This is for 230 Mountain Avenue, block
1203, lot 49. This is for a minor site plan conditional use and additional seating. Come up, counselor. I I understand you have a very brief overview of what the store is and uh that you meet the conditional use qualifications. >> Good evening, Mr. Chairman, members of the board. James Weber of Alfonso and
Weber on behalf of the applicant. I have Jennifer Ali here who is uh the person who has presented the application, has drafted the application, and is the best person to be heard with regard to what is being presented to the board. Unless the board has any questions of council,
I would just have her come to the stand to be sworn in. >> Sure. One second. Mr. Disco, you've had a chance to review this. Does this meet all the definitions of a conditional use? >> Yes, they just have to put them on the record. Yeah. >> Okay. So, go ahead. We'll allow you to do that and then we'll we'll go forward up and I'll swear you in. >> Okay.
>> Hi. >> Okay. Uh, raise your hand. >> Yes. >> Okay. Truth and truth by law. >> Yes. >> Thank you. [laughter] >> Thank you. Um, good evening. Thank you
guys so much for hearing from me tonight. Basically, I did just want to go over the general plan, which you can see there's a design concept here in front of you, but my goal is just to provide something hopefully really amazing for the community. Um, carrying on the tradition of what was there years ago, which I've learned from a lot of
community members was called the Colonial. Um, and it was an original uh soda shop and had the counter, you know, milkshakes. I hope and imagine that they were wearing big skirts and dancing. Um, but you can see there that I am actually keeping the original counter that was
really important to me. Um, we did adjust. So, there are five original seats that are still there. Um, it's not going to look exactly like that picture, but that's just to kind of give you an idea. But, um, you know, will be ice cream, candy, uh, baked treats, and then hopefully parties for kids. Um, which is something that I've been hearing a lot
from parents in the area that they're really excited about having a place for birthday parties for kids and and anyone. and I'm I'm open to all ages having parties there. [laughter] >> Thank you, Miss Omali. Uh >> what's your relationship to the applicant? >> Um I am the managing partner of the
General Store LLC. >> And who are you with regard to Springfield? >> Um I've lived here for almost five years. It'll be five years in October. Um with my I have twins and my husband and my kids are go to Caldwell Elementary School right here and I'm a
vice president of the PTA there. Now you're opening this store for yourself as through your business. Have you ever opened a store before? >> Yes. Too many probably to remember, but I worked for a long time in in retail, different, you know, were a lot of different hats, but I worked for Sephora
and Unilo in New York City for 16 years. I had a career where I was opening stores and locations. So, um, but this is my first time doing it for myself. Now, you're asking the board to allow you as a conditional use to expand the uh permitted use. You've already been uh
benefited with a certificate of continued occupancy. >> Yes. >> But you're looking to go beyond the 12 to for an additional 18. Why? >> Yes. The main reason for the additional seats for me is just that um you know especially with wanting to do birthday parties and events that being able to
have that appropriate number for um for guests and so ideally going to the 30 will help that. So when we're having people in there we're following all the rules and making sure that we're you know in alignment with the town as well. >> One of the conditional use requirements is that there be sufficient off-
streetet parking. Now this is a shared parking lot isn't that correct? >> Correct. around 60 off streetet parking spaces. >> Yes, I believe 59. >> And you've uh performed a study yourself with regard to the time of day that the
parking lot is uh most crowded and the time of day it's most open. >> Yes. >> Can you summarize that? >> Yeah, I would say in summary, I think what we've seen across the board and what we've spoken about is that late morning into afternoon is when it's the busiest. lunchtime leading up anywhere
from like 11 to 1:30 and then as the it shifts to that afternoon it tends to be a little bit more quiet and then in the evening seems to be pretty open. Um and that's where I plan to do the most of my business is around 2:45 I expect to see huge pedestrian numbers coming in from
both the high school and the junior high and then I think the most car traffic that I'll see will be when we have parents coming like after dinner for ice cream in the evening. What >> can I interrupt you for one second, Mr. Disco? You agree with that traffic assessment? >> Yes. Perfect. Go ahead.
>> So, what hours are you expecting uh to be open? >> Um, right now I'm planning to be open probably from around 12 in the afternoon until about 8 in the evening. Um, summer nights might be a little bit later till 9:00 and on Friday and Saturday nights till about 9:00 p.m.
>> And you're closed Tuesday. Yes, I am planning to be closed Tuesday because I need one day off [laughter] for myself because I plan to be there all the time. I'm maybe slightly type A and I want this to be really successful. So, I will be very hands-on.
>> And with regard to the weekends, uh what are you uh planning for the use of the property that's before the board on the weekends? >> Yeah. So on the weekends still will be open um probably from that 12 or 1:00 until 8:00 p.m. but definitely planning to have birthday parties um for uh kids,
you know, maybe like a 10 to 12 and then a 12 to2 birthday party in the space. >> And have you gotten any interest uh so far with regard to these gatherings? >> Yes, I have um I have three birthday parties booked already and I have more people who are chomping at the bit to
get my calendar open. So very excited. And is that one of the reasons why you need the additional 18 spaces because you're seeing uh more gathering uh occupancy, more gathering interest? >> Yes, definitely. And a lot of parents who just don't want to do things in
their house, right? They want me to be do everything, clean up, and they get to go home to a nice clean house. And generally speaking, I would say birthday parties tend to be anywhere from like 12 to 18 kids. So that I think is where having those additional seats is really
helpful. I have nothing further, Mr. Chairman. >> I I'll ask just to confirm the the the question which I think you answered is peak demand is between 11 and one really Monday through Friday, sometimes on Saturday. Most of the only time there will be any concern of parking could be
Saturday for a short period of time. >> Yes, that's what we're thinking. And and again, from what I've seen on Saturdays, not as busy as the Monday to Friday, but still busier in that time frame. >> Mr. Jessica, before I open to the board, anything any questions?
>> I just want to uh get the what employees or number of employees will be utilized. >> So, right now, the plan is for five um part-time high local high school employees. Most of them will be working um after school. So, in fact, I expect some of them to be walking from the high
school to come to work in the nights. Um, and then on Saturday and Sunday we'll be I'll have people in the morning probably again from 10 to be like a party host and then somebody to help me close in the evening. >> But maximum that you said five but at
five all at once on the site. No. No. Okay. >> Probably no more than two maybe maximum of three at any given time. That's >> all I wanted to know. >> The only thing before I open to the board I wanted to discuss and this will be something I would like you to work with land. There's one spot taken out by
the >> dump >> dumpsters. >> Now, while um we would combinate in consultation with the engineer, we'd like you to go back to the landlord and say that they remove him from this things. We'll call it a condition of approval, but if you can't work it out, we're not
going to stop you from opening. But at least you can go back to the landlord to say if you don't do it, I can't open and hopefully he'll do. >> Yes, I can. >> It's a favor. It's not a condition of >> well, you [laughter] know, type of a thing. Mike will work with you if that doesn't work. >> And I am currently trying to work with
the other owner uh the other uh business owners because there are it just seems like there's too many in that space anyway. >> Yeah. >> Um so I >> Oh, sorry. >> So there's one spot that's taken up by dumpsters when it be put back of the
building where it would be. Then you gain one spot. I'm not trying to hold her up. No one on the board wants to hold it up. But if you go back to the landlord and say they won't let me move in or or or whatever, hopefully he'll he'll he'll move them or you're able to work something out. If you can't, Mike's not going to hold you up. >> Okay.
>> I think is what Yeah. the way is >> and and I am going to try to focus on PCante has already wants to partner with me so that we can move to one dumpster because they don't make a lot of trash. And I know that the hair salon is also looking to see if they can partner. So that would be another consolidated
dumpster potentially with Halo or with us. So if we have less then there would be another place where they could go. >> Great. Let me open it up to the board for questions so we can move forward. >> I have a question. You said baked goods. >> Yes. >> I assume baking will not be done on the
premises. >> Um it'll be small batch. So I have a electric countertop oven. Um that is like just a small sort of like toaster oven style that can do a few trays. Um so not big scale baking.
And you're also going, it looks like you a restaurant according to what I've read. Is there going to be any kind of like serving personnel who like waitress waitressing? >> No, there won't be any table service. It'll just be counter service. >> So, there won't be like a menu to look
at. >> Uh, only an ice cream board menu that'll be on the back wall. So, it'll have ice cream, floats, milkshakes, and then it will have um maybe like specials of the day and drinks, things that are available, but not technically a restaurant. No.
>> And the baking part of it, I'm going to go back to that. Where in in the building will that will that be done? Um it's going to be there's a back counter that will be set up with a um you know the electrician is making sure it's like the approp appropriate electrical uh up
to code but it will be done probably in the morning before I open. So when I'm there like I'll b pre-bake to have it baked fresh for that day >> um on those trays on the electric uh convection oven. Thank you.
>> I can come back to your No, I just have another. So, is there anything they have they have to go through a fire inspection to do this? >> Sure. >> They have to get the CEO of the building department will go in and department >> and I've been in contact with the health department as well. Yes.
>> All right. Um, that's all I have for now. >> Thank you very much. >> One of the conditional use standards is the exhaust system for restaurants. Again, it's not a a restaurant as we commonly known it. the restaurant terminology is really because of the seating, >> but >> could you put on the record, is there an
exhaust system? >> Uh, it's it's meant to prevent odors to the neighborhood. Now, if it's not venting outside and it's just within the building, obviously it depends on how much she's baking, but I think you should put that testimony on the record.
>> Yeah. Um, from when I spoke to uh the person at the health department, based on the oven that I was getting, they said that they didn't think there was any need for an exhaust system because it's electric um and there's no gas and there shouldn't be any um extraneous
odor coming out. So, as of now, the plan was that it was safe to do it with just the countertop convection oven. >> Yep. >> Makes perfect sense. Love it. >> Thank you, Mr. there. >> Great project, 30 seats. Um,
so is I I assume the anticipation is like obviously the five at the counter is too little. Um, have you >> Yeah. No, I thank you. >> Um, >> uh, the the 30 seats uh for me is a
little much, but I think it's a great project and you know, I hope you fill them all. >> I hope so, too. But no, I think part of it too, like we said, we don't necessarily anticipate that they'll all be filled at once, but just knowing that like if we were going to have a birthday party where we had, you know, 20 kids and parents that that it would we're
still following, you know, to make sure we're in line with the city. >> Sure, Mr. So, as a lifelong Springfield resident, >> Colonials is what we refer to [clears throat] it as, and I'm doing the math, and it was closer to 1965 than
2026 when I frequented Colonials, sadly. >> Did you sit at the counter? >> Probably, but I think by the time my generation was going there, it was just a candy store. >> Yeah. Um, the question I have for you relative to the application, and I think
the current condition today with the pizza place after school, kids congregate, lots of bikes, kids can get a little rowdy at times, and to me it almost sometimes can appear to be a safety issue. >> With your use, I think that invites, you
know, probably the same crowd. >> Yeah. >> Um, any thought on putting some kind of bike rack in at any any place? And I don't know where the right place would be, but have you contemplated that at all? >> Um, yes. And I I did talk to um Jay Spinelli from the Springfield bid. Um he
told me that they actually have plans to potentially put bike racks in close to the corner, I guess, near where the um dry cleaners are. And the landlord did say that he was open to that because they also discussed benches that potentially also were supposed to be
going in on that corner maybe in along the lines with the new project. Um but I'm open to that. Um, for sure. >> Sounds like though the dry the dry cleaners on the >> Yeah, the dry cleaner is gone anyway. They're >> right.
>> I'm sorry. The laundromat. My apologies. >> The dry cleaners across >> the laundromat on the corner. Yeah. So, I guess because they're that corner there's extra space. >> Yeah. I mean, I think that's kind of far for >> Yeah, they're up here and it's, you know, it honestly it's more the pizza place that has the issue than I think
your use would >> on its But I'm I'm also open like if it needs to be in front of my property, I'm totally fine with that >> cuz I think that >> Yeah. >> come in and out and make a purchase after school, but they're going to congregate outside. >> Yes. And and if there is potential in
the back, it sort of um makes that L-shape where Pcante and the laundromat juts out in the back. There could be potential for us to find a space to put a small one back there as well. Okay. >> If they would use it. >> If they would use it. >> They would use it. Okay. Thank you.
>> Yep. Thank you. >> Just talk into the microphone. >> Additional additional seats. How do we relate those additional >> seats to the parking requirements for the for the shopping center?
>> It's one uh parking space for each 2.5 um seats. So historically they had I believe 12. So the increment divided by 2.5 is what on a paper you would need as the additional parking. >> Okay. I think Ken the idea is what Mr.
Disco said is that really our business isn't going to generate or conflict with the other uses only potentially on Saturday but not as bad as what it would be Monday through Friday where it is very tough to park there. >> Yeah. Yeah. I understand. I just didn't
go on. I was trying to understand. I wasn't sure what the relationship was of the additional seats to the parking. And this one's a little unique because if it's birthday parties, the kids aren't driving. It's a drop off. >> So, it's a little bit of a gray area on the impact.
>> The after school hours are hugely busy, which I'm sure you're counting on. >> Yes. Hoping for. >> Yeah. Exactly. Um, so I mean, you know, obviously they don't drive, but it's going to be or most of them don't drive. It's going to be if everything goes according to your plan, it's going to be
very hectic over there. >> Yes. >> Have you given any thoughts to possibly outdoor seating like TD has, like Halo has? I mean, I I just think the more >> the more seats over there, the least >> Yes. >> less likely it is for people to cluster. >> Yeah.
>> Um and I I my understanding just and you can correct me if I'm wrong, u Mr. disco is that once I get the COO com like approved when everybody files up then I'm allowed to file for outdoor seating. Um and then yes I would like to add
outdoor seating. The township does have outdoor cafe standards goes through it. It's routed through police and administrator and board of health and all of that. And then if you do it repeatedly, it just goes through the administrator and they look at the
safety police really the the ballards and the like. Um I know the bid did the streetscape there. Um, uh, if you look at TD for instance, they have the I'll call them barricades, but it's not a Jersey barrier per se around
the the dining area and that that would be reviewed, you know, by municipal officials. So, >> yes. >> Anything further from the board? >> I just have another question. I said I I didn't reserve the right [laughter]
>> um birthday parties. >> Do you [clears throat] have any idea what you would be doing at these birthday parties? Like what kind of activities would be taking place? >> Yes. So um I have a very special one-of-a-kind machine that almost no one owns in the whole country. Um I went to uh an ice cream college at Penn State
University where Ben and Jerry's and and all the big ice cream places go. And I did go to Penn State for school. So >> did you say ice cream university? >> I did. And I am a graduate of Ice Cream University. >> [laughter] >> You've eaten there? >> Yes. At the crearyy. >> Produce the crearyy in Springfield. >> I could, but I will tell you their ice
cream. Yeah. Is a very they have a very specific blend um because they have specific cows that are raised on the grass in the university like behind the um the stadium. Um and they also use a
very specific blend of of fat in their ice cream as well. But I will be using Yes, I will be using a higher fat ice cream though. But um so with that this machine, it's called a top churn. There's two bins that actually live churn the ice cream. So if you come in,
you can choose to have an ice cream making party where the the birthday child actually gets to pour the mix in, put a color in it, a flavor, and then it churns. It takes about 10 to 12 minutes. It'll churn right there, and then they're going to get to serve whatever special ice cream they made. Um, we can
also do candy making where they'll actually make candy and then they also um can do like decorating because I, you know, if they want to bake and decorate cupcakes, I'll have them baked and then they would decorate. >> So, the first party booked is actually a Bluey themed party and they're going to be doing ice cream and then they're
going to be doing um like cookies that they're like painting chocolate. >> You worried for your grandkids? >> No, I was worried for Harris. >> [laughter] >> Honestly, I thought you were planning your own birthday. >> No. >> Um, which which I would be with. >> No, I was just thinking, weather
permitting, would you do activities outside as well? >> Potentially. I think maybe in the front there could be there could be room for people to come and like say, "Hey, we want to sit out front and do a celebration and decorate." For sure. >> Okay. >> I think I'm done.
>> You're done? >> I think we're good. >> Anything further? I'll add two quick points. I'll give credit. I think it was Jen Law. Um, the high school kids who might go there at lunchtime are not allowed to drive at lunchtime. So,
you're not going to get cars lunchtime from kids. Uh, number two, I'll just point out last Saturday we did counts at 1:15 and 255. So, really the bulk of your afternoon 28 and 24 cars. You still had 30 plus cars. So even if her peak is
Saturday midday, you got 30 plus parking spaces available. I think it'll work. >> So I think it's going to work. >> Any members of the public wish to speak on this application? Don't run up all at once. >> Not everybody all at once. >> There's no there there's also no parking on Henshaw through both commercial
properties and halfway through the first houses on each side. So if you want to park on the street, you got to park up Henshaw and hoof it. We can always move the no parking uh two hour after that >> if it becomes a problem in the future. I
don't think it I I I don't think this is going to drive traffic other than the parties. >> And you've heard the testimony. >> Sounds like Mike really wants to try your famous. >> You're like new ice cream. So, >> all right. Seeing no members of the public, I think there's uh there's no conditions, right? You have to detain a
CO. You have to go to the building. >> Dumpster. >> The dumpster. Yes. It's not a condition. >> It's not a condition. And it's very strong. >> Suggestion >> to help us out a little bit. >> This way you don't get >> make the effort. >> I'd love to make a motion for this. >> Okay. Make the motion.
>> Before anybody makes a motion, Mr. Chairman, [laughter] I'm sorry. Can you just mark the exhibit, please? >> Mark that exhibit >> for the record. Thank you. >> You just want to keep that in your office. >> No. >> All right. >> Thank you. >> You second it. Can we have a roll call?
>> Who Who made the motion? So, I make a motion for the approval of application 4-2026s for the General Store LLC. >> Who second? >> Mr. Barnett. >> Yes. >> Uh, Mr. Fra. Uh, Mayor Harris Ler.
>> Enthusiastically, yes. >> Vice Chair Aaron Ler. >> Harris's party. Yes. [laughter] >> I'm going to take you up on that. You better. Absolutely. >> Misso. >> Yes. >> Mr. Wishna. >> Yes. >> Mr. Korn and Chairman Tiger. >> Yes. So, we're going to wave reading of
the resolution. So, it doesn't require you to wait to the resolution to get your permits. This way, our next Well, we have to talk our next meeting. We have to figure out when that is now because shift. This way, you don't have to wait till the next meeting. >> Thank you very much. >> Cancel it. The resolution won't be read till September 14th. >> Okay.
>> We don't want to hold that up. >> Okay. So, any board okay with waving meeting? Yep. Good. >> Great. Good luck. >> Thank you. Thank you so much. I appreciate it. >> Members of the public wish to speak on any other business before the board. Seeing none, uh can uh Great. Thank you. >> All in favor? >> All in favor? I
>> All right. We may need to do the 10th virtual or something.