One notable issue at the meeting was Dugan Construction’s request to modify the existing use of the Brickyard Road property. The site, previously occupied by Midstate Filigree, was intended to be leased to Dugan Construction for office use and the parking and storage of construction vehicles. The applicant’s attorney, Frank Brennan, emphasized that no outdoor manufacturing operations would occur, and the primary change involved the cessation of manufacturing activities in favor of office use and equipment storage. Brennan highlighted that similar businesses in the area operate under comparable conditions without requiring use variances. Despite differing interpretations from the zoning officer, Dugan Construction chose to pursue a variance rather than contest the decision, leading to the current application.

Discussion regarding vehicle access emerged as a focal point, particularly the weight restrictions on the bridge over the Millstone River, which has a nine-ton limit. The applicant clarified that alternate routes would be used for larger trucks. The proposed site operations were detailed, including an anticipated daily workforce of 12 to 15 employees and the potential for two to 15 truck trips per day. The parking arrangements for construction equipment were presented in the site plan, with modifications to include handicap parking spaces and improved visibility.

Environmental concerns were another topic, specifically the management of potential oil and hydraulic fluid leaks from construction vehicles. The substantial impervious surface area of the property raised questions about runoff into the Millstone River tributary. The applicant assured compliance with New Jersey state regulations, which mandate remediation of any spills. The historical context of the site, constructed under 1988 regulations, was also discussed, with suggestions to improve environmental management, such as reducing impervious coverage and enhancing buffer areas.

The board also examined the site’s lighting, landscaping, and stormwater management. Existing lighting did not meet local ordinances, prompting a request for a waiver from screening requirements for a dumpster on-site. Landscaping proposals included planting low shrubs and supplementing existing trees to address aesthetic concerns. Stormwater management practices were scrutinized, with discussions on improving runoff management and creating buffer areas to protect surrounding properties.

The potential visibility of cranes and other equipment stored on-site was a concern, particularly regarding the six-foot wall meant to screen the site. The applicant confirmed the intention to store cranes with booms down, which would mitigate visibility issues. The board deliberated on the application’s conditions of approval, including the possibility of increasing buffer areas and ensuring flexibility in landscaping plans.

Public comments included concerns about noise levels and the potential for the site to revert to manufacturing use. Residents requested noise testing during the first year of operation, with provisions for further testing if necessary. The board confirmed that any future outdoor manufacturing would require board approval.

The board’s discussion extended to the applicant’s request for partial waivers from standard site plan requirements, such as curbs, sidewalks, and lighting. Visual impacts of lighting and landscaping were considered, with recommendations for enhancing the landscape along Brickyard Road. The applicant agreed to reseal the existing parking area before restriping due to its deteriorated condition and confirmed the removal of a gasoline storage tank.

As the meeting concluded, the board emphasized the need for clarity in the resolution process, reminding members that five affirmative votes were required for the use variance approval. The proposed conditions of approval were to be documented in a resolution for review in the following month.