Dave Novak, the planning consultant from BR Associates, presented the proposed changes to the R1 District, notably the removal of the affordable housing component. This adjustment aims to resolve the ineffectiveness of the current ordinance in producing affordable units. The board endorsed these changes, finding them consistent with the master plan.

The continuation of application 2222, represented by Henry Kent Smith of Fox Rothchild for Eastridge UDC, involved the construction of a Quick Check convenience store with fuel service and a proposed restaurant pad. Revised submissions were considered, addressing previous concerns such as the noise level of the generator, reduction in lighting levels, and modifications to the landscaping plans. Detailed discussions ensued regarding the revisions, especially focusing on lighting levels under the gas canopy, parking areas, and the changes to the monument sign sizes and building facade signage.

The board members pressed for clarifications on various proposal aspects, including generator specifications, lighting impact, and signage dimensions. The potential glare from the gas canopy and required waivers for lighting parameters were also scrutinized. The applicant’s representatives provided comprehensive responses to ensure compliance with noise ordinances and adjustments made to the lighting and signage.

Traffic engineer Barry Dean testified about the application’s traffic impact, detailing peak hour analyses and adjustments to Mric Lane to accommodate traffic demands. The discussion touched on the neighboring Tuttle property and the necessity for additional directional signage. Dean’s analysis included the formalization of two-way traffic and the creation of a one-way section on Mric Lane.

The board also discussed a proposal for signage that would require approval from the Township Council and debated the need and potential hazards of rumble strips on Mcettrick Lane. The necessity for additional parking spaces and the practicality of electric vehicle (EV) charging stations were deliberated. This led to a request for a design waiver for the number of parking stalls, as the proposed number exceeded the ordinance requirements.

In terms of the overall site development, the board examined ingress, egress, and circulation plans, emphasizing safety and compliance with required standards. This included discussions on the circulation plan, tanker truck circulation, and the design of the fuel pump dispensers and convenience store. Approval from the Mercer County Planning Board for driveway access was evaluated alongside the proposed Monument signs.

The applicant presented a case for larger signs based on the need for safety and visibility due to the site conditions and speed of the road. The board members debated the sign sizes and their impact on traffic safety, comparing them to other nearby establishments. The design of the proposed Quick Check and additional parking stalls raised questions about their impact on traffic circulation and parking allocation.

Concerns were also raised about the capacity for fueling larger vehicles such as tractor-trailers, with the board considering a sign prohibiting their fueling at the site. Discussions also included the mix of repeat versus new customers for gas stations, with the applicant explaining the variability based on time and day.

The board delved into the design exceptions requested by the applicant, categorized into parking, signage, and lighting areas. The exceptions were justified based on the need for clear site identification, safe circulation, and efficient access for customers. Relief for a buffer separating two commercial uses and the absence of a loading zone designation for the proposed restaurant were also discussed.

During the meeting, the board’s planning consultant, David Novak, and engineer, Dan Dobromilski, provided testimony and reports on different aspects of the proposed development. The removal and planting of trees, landscape design, and potential future solar installation on the gas canopy were addressed, with recommendations for conditional approval based on compliance with township codes and concerns discussed.

A debate ensued about the number of parking spaces required and the need for a landscape transition buffer. The board also discussed potential conditions for approval, such as an on-site review of tree removal, a walk connection from Mric Lane, and future solar PV installation.

Various proposed connections and traffic considerations were reviewed, focusing on pedestrian traffic and sidewalk placement from Southfield Road and Princeton Hightstown Road to the restaurant. The realignment of the Southfield Road crosswalk and removal of a stop sign were also topics of discussion, with the traffic consultant supporting the applicant’s variance and waiver requests.

Chief Lynch’s memo regarding the convenience store and fueling station was considered, outlining access, water supplies, and radio coverage for emergency response. The need for a fire department connection for the restaurant was clarified, with the convenience store not requiring a sprinkler system.