Preschool: New life at former Charlie Brown’s in WT

FROM PAGE 1 the ZBA, which voted 5-0 on a use variance request and exceptions to code.

Nearly 15 months ago, the township moved, under threat of condemnation, to purchase the property for $1.35 million, first for a new DPW facility, and then a possible police facility, but public pushback and possibly contaminated piping below ground from prior use as a gas station caused the council to cancel its purchase plans.

Apple Montessori officials previously told Pascack Press in late 2022 that they had no concerns about contamination based on their environmental consultantʼs study. The contamination concerns were not raised at the March 13 hearing.

Throughout the 2 1⁄ 2-hour hearing, the applicantʼs professionals identified specific ways that a new preschool was “inherently beneficial” and would improve the present site, and agreed to work with township professionals on any outstanding issues raised by local police and fire officials.

Township engineer John Yakimic said resolution with Apple Montessori professionals on township professionalsʼ drainage comments, water and sewer comments, and a point-by- point response to recent engineering comments needed to be completed and applicant attorney Jason Tuvel agreed.

All these preconditions will be memorialized in a resolution of approval to be voted on at the next Zoning Board meeting, said officials.

Prior to voting, Zoning Board Chair Michael DeSena said the new preschool/daycare would provide visual enhancements to the neighborhood, reduce impervious coverage, and achieve Master Plan goals.

Voting in favor of the new preschool were DeSena, Anthony Capasso, Les Hanna, Michael LaGratta and Stephen Tekerian.

“Welcome, Apple Montessori, to Washington Township,” said DeSena after the vote.

The hearing featured testimony from the applicantʼs engineer/planner James E, Henry, architect Robert Grimaldi, Operations Development Director Danielle Selby, and traffic engineer Corey Chase Apple Montessori officials said that the preschool/daycare facility will operate from 7 a.m. to 6:30 p.m. daily, Monday to Friday, with children from 3 months old to 6 years old, and a two-month summer camp for children up to 8 years old.

Approximately 60, including teachers and administrative staff, may be employed at the facility with generally no more than 25 employees on site at any one time.

Applicant engineer Henry, who later testified as a licensed planner, went through a detailed list of Municipal Land Use Law criteria that he said qualified the preschool use as an “inherently beneficial use” as defined under the law

Some reasons cited included a widespread shortage of child care in New Jersey, the site plan advances Master Plan objectives, the use encourages good design and reduces impervious coverage. (Overall, impervious coverage will be reduced from 77.9% to 62.9% coverage.)

Other “beneficial” reasons cited included it fits in well with the residential area, parapets (up to 48 inches) cover roof mechanicals, the school building is away from residential homes on Hemlock Drive and adjacent to the siteʼs Garden State Parkway side, Henry called the proposed preschool “an improvement to the (siteʼs) existing condition.”

Traffic Study

Corey Chase, applicant traffic engineer, said the applicant has worked closely with county planning and engineering officials on Linwood Avenue (a county road) traffic movement near the proposed preschool.

He said the facility would have a “full access driveway” for circulating vehicles in and out of the school grounds. He said using Institute of Traffic Engineers data on trip generation from specific land uses and peak-hour traffic counts, he estimated only one new vehicle every minute during

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