Approval granted for parking lot expansion at Advanced Cardiology, LLC.

MEMORIALIZING RESOLUTION OF THE LAND USE BOARD
OF THE TOWN OF HACKETTSTOWN APPROVING THE SITE PLAN AND BULK VARIANCE FOR APPLICATION OF ADVANCED CARDIOLOGY, LLC
 
LAND USE BOARD
TOWN OF HACKETTSTOWN
APPLICATION # 25-12
RESOLUTION #R25-12
 
WHEREAS, ADVANCE CARDIOLOGY, LLC (hereinafter known as the "Applicant"), filed an application with the Land Use Board of the Town of Hackettstown pertaining to seeking site plan approval to expand the existing parking lot. The application involves the area known as 687 Willow Grove Street, Block 45, Lot 3 on the Tax Map of the Town of Hackettstown, (the “Property”) in the Town of Hackettstown; and
WHEREAS, the subject property is located in the HF Health Facilities District. Permitted uses by right include health related professional, business and/or medical/dental offices, which is the existing use on site; and
WHEREAS, permitted accessory uses includes off-street parking, which is the subject of the Application; and
WHEREAS, the subject property contains a two-story office building and accessory surface parking. The subject property is adjacent to senior living apartments to the south, a light industrial construction yard to the north, and both residential and small commercial uses to the east; and
WHEREAS, the Applicant is seeking site plan approval to expand the existing parking lot, increasing the number from 64 to 139 spaces (an increase of 75 spaces); and
WHEREAS, the Board Engineer Adam Wisniewski, P.E., CME, CFM of Colliers Engineering & Design, submitted Technical Reviews dated January 22, 2025 and February 23, 2026; and
WHEREAS, the Board Engineer Daniel Bloch, P.P., AICP, EADA of Colliers Engineering & Design, submitted a Planning Review dated January 22, 2025; and
WHEREAS, the aforesaid public hearing, which was held at an open public meeting on February 24, 2026, that was properly noticed, advertised, and held in accordance with the Open Public Meetings Act; and
WHEREAS, the Applicant and the public were afforded the opportunity to be heard concerning the application; and
WHEREAS, the Applicant was represented at the public hearings by Robert Simon, Esquire, Herold Law, PC, Warren, NJ; and
WHEREAS, the Applicant attorney Mr. Simon introduced Adam Kandil, P.E., Daetel Engineering, Mountain Lakes, NJ who was sworn in by Board Attorney Zakin and qualified by the Board to testify as a certified civil engineer, for the Applicant; and
WHEREAS, the Applicant attorney Mr. Simon introduced Mr. Oltjon Cocka, Representative of the Owner and Operator of the Site, advisor of the practice and the Applicant's principal contractor, who was sworn in by Board Attorney Zakin to testify as a fact witness, and who provided sworn testimony on behalf of the Applicant's request for Approval; and
WHEREAS, the Applicant submitted the following documents, plans, and reports:
Original Submission
1. Correspondence from Robert F. Simon to the Warren County Planning Department with submission documents, dated October 14, 2025.
2. Correspondence from Robert F. Simon to the Hackettstown Land Use Board with submission documents, dated October 14, 2025.
3. Completed County Land Development Application, signed, undated.
4. Completed County Checklist.
5. Completed Town of Hackettstown Development Application
6. Completed Town Checklist dated October 6, 2025.
7. Highlands Referral Ordinance Application, dated October 8, 2025 and submission letter from Robert F. Simon dated October 14, 2025.
8. Highlands Region Report dated September 5, 2025.
9. Highlands Council Consistency Determination Letter for 687 Willow Grove Street, dated November 24, 2025.
10. Stormwater Management Report prepared by Daetel Engineering dated September 5, 2025. (Superseded by Item 21)
11. Geotech report prepared by AKSHAR Engineering dated May 2, 2025.
12. Certification of Taxes Paid from Patricia Noll, Tax Collector, dated August 27, 2025. (Superseded by Item 19)
 
Current Submission
13. Deed dated May 19, 2022 between National Kitchen & Bath Association and Rihadha, LLC.
14. Site Plan entitled “Proposed Site Plan for Parking Lot Extension 687 Willow Grove Street (Lot 3, Block 45) Hackettstown, Warren County, New Jersey”, prepared Adam B. Kandil, P.E. of Daetel Engineering dated September 5, 2025. (Superseded by Item 22)
15. Correspondence from Adam B. Kandil, P.E., of Daetel Engineering, to Mary Matusewicz, Board Clerk for the Town of Hackettstown, responding to comments from the Town Land Use Board Engineer's Technical Report dated February 12, 2026;
16. Copy of Correspondence from Adam B. Kandil, P.E., of Daetel Engineering, to Benjamin L. Spinelli, Esq., of the New Jersey Highlands Water Protection and Planning Council, for a resubmission of plans in support of the Highlands Consistency Determination for the subject property, dated February 11, 2026;
17. Copy of Correspondence from Adam B. Kandil, P.E., of Daetel Engineering, to Ryan Conklin, P.P., of the Warren County Planning Board, summarizing resubmission items for the subject property, dated February 12, 2026;
18. Upper Delaware Soil Conservation District letter of approval for the Soil Erosion Control Plan, dated October 8, 2025;
19. Certification of Taxes Paid from Patricia Noll, Tax Collector, dated February 9, 2026;
20. Report entitled “Operation and Maintenance Manual prepared for Preliminary & Final Site Plan – 687 Willow Grove Street - Block 45, Lot 3 - Hackettstown, Warren County - New Jersey” prepared by Adam B. Kandil, P.E., of Daetel Engineering, dated February 11, 2026;
21. Stormwater Management Report prepared by Daetel Engineering dated September 9, 2025, revised February 11, 2026;
22. Site Plan entitled “Proposed Site Plan for Parking Lot Extension 687 Willow Grove Street (Lot 3, Block 45) Hackettstown, Warren County, New Jersey”, prepared Adam B. Kandil, P.E. of Daetel Engineering dated September 5, 2025, revised February 11, 2026; and
WHEREAS, this increased pervious area will extend east toward Willow Grove Street. Related landscaping and lighting is proposed; and
WHEREAS, the Land Use Board does hereby make the following findings of fact and conclusions of law based upon the testimony and documentary evidence produced by the Applicant and the Land Use Board staff:
1. The Board finds and concludes that the proposed application will provide a public benefit to the community.
2. The Applicant Attorney Mr. Simon introduced Adam Kandil, P.E., Daetel Engineering, 115 Route 46, Mountain Lakes, NJ who was sworn in by Board Attorney Zakin and qualified by the Board to testify as a certified civil engineer, for the Applicant to the following:
a. Mr. Kandil referred to the submitted site plan set prepared by his office dated February 11, 2026, and testified to the following:
i. The property size is approximately 3 acres (130,679 square feet)
ii. The property is located within the MHF Zone
iii. The property is situated along Willow Grove Street
iv. There is an existing two-story medical office building totaling approximately 15,450 square feet which contains cardiology services, primary care physicians and physical therapy
v. There are currently 64 parking spaces in the existing parking lot
b. Mr. Kandil referred to Sheet C-02, Existing Conditions & Demolition Plan, showing an existing accessory structure (shed) on the northwest portion of the property which is associated with a previously granted variance and is not part of the current application.
i. The Sheet also shows a detention basin which currently exists, however the applicant proposes to convert the detention basin into a bioretention basin as part of the stormwater improvements.
ii. Mr. Kandil referred to Sheet C-03, Site Plan, showing the expansion of the parking area toward the eastern portion of the property with the addition of 73 new parking spaces.
c. Mr. Kandil stated that there is currently a high parking demand at the facility.
d. Mr. Kandil testified that there will be no change in the circulation layout of the lot which currently includes one-way circulation areas with 22-foot drive aisles, two-way circulation areas with 24-foot drive aisles and 9-foot-wide parking spaces, and that access will continue from Willow Grove Street.
e. Mr. Kandil testified that stormwater will be managed through a porous pavement system combined with a bioretention basin. Stormwater management features will include porous pavement designed to capture runoff, an underdrain system directing water to the basin and overflow routed to the existing detention basin during extreme storm events.
f. Mr. Kandil testified that a tree survey was conducted for the property and that the applicant intends to remove twelve (12) trees and replace them with twenty-three (23) new trees, including Red Maple trees and Inkberry shrubs.
g. Mr. Kandil testified that the Applicant is willing to work with the Board professionals regarding species selection and final landscaping details.
h. Mr. Kandil testified in regard to the lighting plan that pole-mounted fixtures will be installed within the parking area, designed to minimize glare, reduce light trespass, prevent sky glow and protect nearby properties and environmentally sensitive areas.
i. Mr. Kandil testified that test pits were conducted during the geotechnical investigation and were excavated at a depth of approximately 11 feet.
j. Mr. Kandil testified in regard to the design waiver request for a partially submerged retaining wall referenced in the Board Engineer Wisniewski's Technical Review 2, dated February 23, 2026.; Mr. Kandil stated that the wall will be partially recessed into the ground, limiting its visibility from surrounding areas. Existing mature vegetation will remain to provide natural buffering and a four foot railing or fence will be installed along the top of the wall for safety, subject to the approval of the Board Engineer
k. Mr. Kandil testified that no wetlands or transition areas will be disturbed by the proposed improvements, and that a steep slope analysis was submitted, however the areas affected by the project do not meet the ordinance threshold defining critical steep slopes.
Per Board request, the Applicant agreed to add two to three additional trees in the northeastern portion of the retaining wall area and within a parking island area that currently lacked landscaping, per approval of the Board Planner and the Board Engineer
l. Mr. Kandil stated that all other matters in Board Engineer Wisniewski's January 22, 2026 and February 23, 2026 and Board Planner Bloch's January 23, 2026 reports will be complied with or have been addressed.
3. The Applicant Attorney Mr. Simon introduced Mr. Oltjon Cocka, Representative of Mr. Olivia testified to the following:
a. Mr. Cocka testified that practice has expanded and is continuing to grow as new medical equipment is being introduced. Mr. Cocka testified that due to the parking overflow, employees are being shuttled in from a different location in order to provide more parking for patients. Mr. Cocka also confirmed that, per Mr. Camporini's request to widen the spaces to 10 feet, that the 9 foot space does comply with the Town ordinance.
b. Mr. Cocka stated there is a double sided sign located at the entrance of the lot.
c. Mr. Cocka stated the tables and benches located on the property will be relocated near an outdoor lunch area in the back of the building.
d. Mr. Cocka estimated that the project may require approximately 300 tandem truck deliveries of gravel and construction materials.
4. In regard to large boulders and rocks that may need to be removed, the Applicant agreed to use hammers and similar tools, rather than explosives to remove rock formations, as necessary.
5. The Applicant agreed to install an impermeable liner beneath the porous pavement system as a precautionary measure to prevent infiltration into potentially unstable subgrade conditions, even though there were no limestone formations encountered during testing.
6. The Applicant agreed to relocate the EV-ready spaces to another area of the site as a condition of approval, subject to review and approval by Board Planner and Board Engineer.
7. Mr. Cocka estimated the duration of the project to be approximately six to twelve months and stated that it will be phased throughout the process to minimize disruption to patients, potentially performing certain work during evenings, weekends, or slower operating periods.
8. The Applicant agreed to work with the Board Engineer to establish a temporary stabilized construction entrance near the detention basin area.
9. Other than those amendments specifically contemplated by this application, the Applicant is seeking no other changes to the site plans.
10. The Board finds and concludes that the Applicant's proposal, as detailed herein conforms with the Town's Master Plan.
11. The Board finds and concludes that the Applicant's proposal is in keeping with the scheme of the zone.
12. The Board finds and concludes that the Applicant has demonstrated good cause to receive an Approval.
NOW THEREFORE, BE IT RESOLVED by the Land Use Board of the Town of Hackettstown on this 24th day of February 2026, that the application of Advanced Cardiology, LLC Block 45, Lot 3, 687 Willow Grove Street (the “Property”), for site plan approval to increase the total to 137 parking spaces in the Town of Hackettstown is hereby approved, subject to the following conditions:
a. The Applicant agreed to install an impermeable liner beneath the porous pavement system as a precautionary measure to prevent infiltration into potentially unstable subgrade conditions, even though there were no limestone formations encountered during testing,
b. The Applicant agreed to relocate the EV-ready spaces to another area of the site as a condition of approval, subject to review and approval by Board Planner and Board Engineer.
c. Other than those exceptions specifically detailed herein, the Applicant will fully comply with Board Engineer Wisniewski's January 22, 2026 and February 23, 2026 and Board Planner Bloch's January 23, 2026 reports.
d. The relocation of EV-ready parking spaces to a location away from the building entrance, subject to approval of the Board Engineer and Board Planner.
e. Additional landscaping to be provided northeast of the retaining wall and within the center parking island adjacent to the six-space parking area, subject to approval of the Board Engineer and Board Planner
f. A pre-construction meeting shall be held with the Applicant, the Board Engineer and other relevant professionals to determine staging, construction access, and traffic management measures to minimize disruption to patients and the surrounding area and adding a temporary construction entrance shall be evaluated and implemented per approval by said Board Engineer.
g. The payment of all real estate taxes due.
h. The Applicant shall obtain all necessary governmental approvals or waivers thereof from any other governmental agencies with jurisdiction.
i. All fees, assessments, escrows, real estate taxes, and other monies due to the Town of Hackettstown shall be paid in full.
 
Motion to Approve: Mr. Lambo
Motion to Second: Mr. Stead
 
Roll Call Vote:
 
Those in Favor: Lambo, Camporini, Stead, Gaertner
 
Those Opposed: None
 
Those Abstained: Stout, Anthony, Graf
 
I hereby certify that the above is a true copy of a Resolution adopted by the Land Use Board of the Town of Hackettstown at its regular meeting of March 24, 2026.
 
X__________________________
Mary Matusewicz, Clerk,
Hackettstown Land Use Board
3/29/2026 ($193.75)