Sparta planning board denies Peralta’s variance request for Morris Lake Road conversion

The Sparta Township Planning Board declined to approve an application to convert the former Burnbrae guest house at 20 Morris Lake Road into four two‑bedroom apartments, voting 4–2 on Sept. 10, 2025. The board required five affirmative votes for the requested D variance; the motion fell short.

The applicant, Lewis Peralta, and his attorney Daniel Beckendorf presented revised designs that reduced the project to four two‑bedroom units, removed habitable attic space and added landscaping, an EV parking space and a proposed trash enclosure. “We’re trying to take the proper steps to get the proper approvals,” Beckendorf said, describing changes intended to reduce neighborhood impacts.

Experts called by the applicant described technical revisions. Engineer Joseph Hogan said the resubmitted plans show eight on‑site parking spaces plus one EV spot and that revised drainage details would capture rooftop runoff in underground chambers; he confirmed the submitted building height is 39.8 feet, which exceeds the 35‑foot limit. “The revised plans do show a potential [septic] system based on the new sizing, and pending the board’s approval, we will certainly work with the county health department to obtain their approval,” Hogan testified.

Historian Wayne McCabe urged preservation through adaptive reuse, saying the building is one of the few surviving guest houses from Sparta’s early tourism era and that reuse would protect local history. “You have an opportunity here to make sure that this does not get torn down and used for some other purpose,” McCabe said.

Board professionals raised technical and safety questions. Board engineer David Simmons asked for corrected architectural sheets and revised drainage calculations, noting that the project exceeds the township’s impervious coverage standard and that any additional 500 square feet of impervious area would trigger required stormwater mitigation. Simmons also noted a 16‑inch transmission main that runs in front of the property and described it as the town of Newton’s potable water transmission main, calling for a one‑call before digging.

During public comment, nearby residents emphasized stormwater and light pollution concerns. Sean McAleer, an adjacent property owner, said paving and new lighting could materially increase runoff and night‑time glare visible across the lake: “Putting in 5 … 12½‑foot 4K LED lights, 5,000 lumens, is gonna be like dropping a commercial parking lot into a residential area,” McAleer said.

The board debated classification and life‑safety implications — whether the proposal should be treated as multifamily residential or have characteristics that trigger commercial/apartment building code requirements (sprinklers, fire subcode review). The board attached several conditions in the motion: revised drainage calculations and planting schedule for engineer review; septic permit from the county health department; corrected architectural sheets (sheets 4 and 5) and final exterior materials to be reviewed by the planner; removal of an existing oil tank; no storage in the basement; attic access limited to Unit 4; and a lighting plan that could require low‑profile or motion‑sensor fixtures with seasonal or timed cutoffs.

The chair guided the board through the roll call. Marissa, the board secretary, recorded 4 yes votes and 2 no votes; because the requested D variance requires five yes votes, the application was not approved. The board announced that its attorney would prepare a resolution reflecting the denial and the conditions discussed. The meeting adjourned shortly after 10 p.m.