The board delved into the specifics of the signage and lighting for the new building, debating the merits of Channel lettering versus architecturally decorative signs. This discussion also extended to the facade lighting, with an emphasis on the visibility and aesthetics of the proposed signage. The size and placement of lights on the building’s facade were scrutinized, as members of the board weighed in on their preferences and potential impact.

Another point of contention was the screening of rooftop mechanical equipment on buildings B through H. The applicant presented their approach, which included the use of smaller HVAC units and a commitment to a third-party screening system if necessary. The board members sought clarity on the process of determining the visibility of these units and when decisions on screening would be finalized. The applicant stressed the importance of assessing the visibility from various vantage points and incorporating the dimensions of the equipment into engineering drawings.

Parking space requirements, especially in relation to accommodating potential grocers, prompted a debate among the board members. They discussed the possibility of 10-foot wide spaces versus the current 9-foot standard, taking into consideration the needs of specialty grocery stores and their cart storage requirements. The shared parking analysis was also a focal point, comparing the surplus of parking spaces based on the Borough code against the Institute of Transportation Engineers (ITE) parking generation values.

Concerns regarding the provision of ADA spaces and EV stations in the first phase of the project were raised, with the board examining the compliance with the required number of parking spaces and the provision of EV stations for commercial properties. The debate extended to the necessary infrastructure for EV stations, including the installation of underground conduits and coordination with the building’s MEP engineer.

During the meeting, the applicant discussed their desire to maintain a consistent architectural theme throughout the complex, with flexibility to incorporate elements of a tenant’s branding into the facades. The lighting plan was also reviewed, with the applicant noting that 60-inch low voltage LED lights on the corner tower would be operational during store hours. The board inquired about the potential for solar panels, nighttime noise standards for HVAC equipment, and emergency backup generators, with the applicant acknowledging the need for further consideration of these elements.

The layout of the site was scrutinized, focusing on the proposed changes to parking and loading areas, emergency access routes, and the need for an easement agreement for a path behind Building B. The discussion also tackled the necessity of a sidewalk on Johnson Road and how to accommodate large vehicles such as tractor-trailers. The placement of EV chargers and trees was constrained by power line easements, which also influenced the timing of traffic lights at key intersections.

Water management systems were a topic of interest, as the board explored eco-friendly options for catch basins and storm drains. They sought clarification on the impact of stormwater runoff on neighboring areas and how the proposed systems would comply with borough and state regulations. Safety and visibility concerns for pedestrian crosswalks were also addressed, particularly in relation to new access points from Route 10.

The board scrutinized variances and design waivers related to setbacks, parking requirements, light levels, and steep slope disturbance. There was a call for clear documentation and plans to ensure compliance with ADA spaces, EV stations, and fire zone requirements. Aerial drone renderings provided by a board member, Chuck Deets, assisted in visualizing the project and its relationship to the surrounding environment.

Lastly, the applicant’s representative gave an in-depth presentation discussing the energy-efficient features and design elements of the proposed retail development. The focus was on high-efficiency HVAC units, energy-efficient wrap, and the demands of national tenants for modern technology. The presentation also covered the proposed monument signs, the “Boulevard” style main driveway, and the use of classic, durable materials in construction. The presentation concluded with the representative sharing experiences from previous projects in the county, which served as a benchmark for the proposed design.