Westwood zoning board approves child care center at St. Andrew’s Church

The Westwood Zoning Board of Adjustment on March 2 approved a D-1 use variance for Build Yourself Up LLC to operate a child care center at St. Andrew’s Church, continuing the property’s historic educational use.

Applicant Michael Wittenberg told the board the program will serve children ages 2½–13, seek New Jersey licensing, and operate drop-off from 7 a.m. to 9 a.m., pick-up from 3 p.m. to 7 p.m., and weekend hours of 10 a.m. to 2 p.m. He estimated enrollment at 61–100 students and said there would be no commercial deliveries beyond common carriers and refuse service. Attorney Michael J. Lipari said, “The building is perfectly set up for this use,” and that no structural changes were required to pursue a certificate of occupancy.

Architect Kenneth Kaefer described the three-story former school building and identified five exits, existing adjacent parking, a grass field behind the church, and an unfenced area adjacent to the building proposed for small-group recreation; no new paved areas or playground equipment were proposed. Engineer John Yakimik and others asked whether drainage, sidewalks, or additional pavement would be required; the applicant said none were required at this stage and that site drainage concerns would be addressed with the landlord if they arise.

Traffic engineer Lee D. Klein presented a trip-generation analysis based on a 100-student maximum using ITE Trip Generation (12th ed.). He reported an AM peak of 43 vehicles entering and 34 exiting (81 trips) and a PM peak of 29 entering and 44 exiting (83 trips), and concluded the center would not cause a significant traffic impact on Washington Avenue. Board member Keith Doell raised concerns about peak-hour left turns and the nearby train, prompting discussion of signage and on-site circulation; the applicant said the drop-off loop holds queued vehicles on site and staff would manage exits with walkie-talkies.

Planner Nicholas Graviano testified the child care use qualified as an inherently beneficial use under the D variance and applied the four-prong Sika test, concluding the requested relief could be granted without negative impacts.

Neighbor Chris Alepa spoke in favor of the application. On a motion by Gary Conkling, seconded by Eric Oakes, the board approved the D-1 use variance. Voting yes on roll call were Eric Oakes, Matthew Ceplo, Gary Conkling, Peter Grefrath, Beth Staples, Jim Hodges and Chairman William Martin. The board’s approval included a condition that the applicant coordinate with the landlord on site issues and add traffic cones in the parking lot if needed to manage circulation; use of the grass field and any fenced play area is to be coordinated as part of licensing and landlord approvals.

The matter is recorded in the board file as ZB-25-0113; the applicant will proceed with state licensing and any follow-up items identified by the board’s professionals.