At the forefront of the meeting was the proposal for a 65,500 square foot medical office building in the HD-1 zone, which required a use variance along with preliminary and final major site plan approval. Jan Waters, representing Howell Medical Investors LLC, detailed the changes made to the project since previous discussions. The main alteration involved reducing the building’s height from 58 feet 4 inches to 50 feet by moving mechanical equipment from the roof to a screened mechanical yard, addressing a concern from the board.

Chris Ro, an engineer for the applicant, confirmed that these modifications met the board’s earlier suggestions. Traffic engineer Alan Lothian presented findings from a traffic impact study, asserting that the medical facility would not affect traffic patterns during peak hours. His analysis, corroborated by the New Jersey Department of Transportation, included the approval of the proposed access driveway, which aligned with state standards. Lothian addressed parking, revealing a design waiver request. Although 421 parking spaces are technically required for the facility, the plan includes 398 spaces. He cited Institute of Transportation Engineers’ guidelines, arguing that the peak parking demand would be lower than the provided spaces, justifying the waiver.

Board members engaged in discussions about the potential effects on nearby intersections and the adequacy of parking provisions. The dialogue extended to exploring the possibility of collaborating with New Jersey Transit to establish a bus stop near the site, which would improve accessibility for the facility’s visitors. The board underscored the need for sufficient transportation options to support the project’s community integration.

Another focus was the environmental and zoning considerations presented by John Ta, a professional planner. The proposal required a D6 variance for the building height, as it exceeded the permissible limit. Ta outlined several bulk variances, including those for accessory buildings in the front yard, perimeter buffers, and lighting. He emphasized that the building’s location was carefully chosen to minimize impacts on the surrounding residential areas, supported by the site’s size and environmental constraints. Ta argued that the variances were essential.

Further discussion of the application revealed the board’s emphasis on aligning the project with public health and safety objectives. The site on Route 9 was deemed suitable for medical offices, adhering to zoning and master plan requirements. The presence of substantial vegetation and a stream corridor around the site would help mitigate any potential negative impacts, supporting the case for the building’s height within proposed limits. A board member raised concerns regarding buffer relief due to the site’s proximity to residential zones, but it was clarified that the outfall location was south of the residential buffer line, negating the need for such relief.

The application also included a six-foot berm to meet buffer requirements, eliminating previous concerns related to this aspect. The board examined waivers for loading space, parking spaces, and lighting, ultimately determining that these requests were reasonable given the projected use of the facility. It was noted that the anticipated parking demand would be 281 spaces, in contrast to the planned 398 spaces. The board was reassured that the development would not impair the zoning ordinance’s intent or purpose, as it aligned with master plan goals for revitalizing underutilized commercial corridors.

Acknowledging the applicant’s proactive adjustments, including the reduced building height and collaborative efforts with municipal offices, the board expressed appreciation for the applicant’s responsiveness to prior feedback. A waiver for tree replacement fees was discussed due to changes in landscaping plans, with an understanding that additional plant materials could be provided without additional waivers.