Prime Group Holdings LLC submitted a preliminary final site plan application for the expansion of an existing self-storage facility that spans both Lopatcong and Greenwich Townships. The facility currently comprises seven self-storage buildings and an existing billboard, which poses regulatory challenges due to its proximity to another billboard. The project involves a 17,000-square-foot addition, including climate-controlled and exterior storage units, and aims to maintain security with 24-hour surveillance.

The application requires several variances due to the site’s dimensions and zoning requirements. The proposed site occupies only 1.607 acres, necessitating a variance from the required 15-acre minimum lot size. Additional variances include the buffer between the proposed structure and the adjacent BP property, and side yard setbacks due to the dual lot designations straddling Lopatcong and Greenwich. These variances are critical because they affect the site’s compliance with local zoning laws.

The board engaged in discussions with representatives, architects, and engineers about the project’s specifics, particularly focusing on stormwater management and traffic implications. The civil engineer detailed the proposed bio-retention basin and infrastructure modifications that aim to manage runoff and comply with environmental standards, especially given the site’s location in a carbonate rock district.

The board’s analysis also covered the landscape plan, which underwent revisions following feedback from the Highlands Council. These changes included the removal of non-native plant species and the addition of native trees and shrubs to meet ecological standards. The landscape architect confirmed the submission of a tree removal permit and addressed the necessity for replacement trees, with some trees being compensated through a contribution to the township tree fund.

The board sought clarity on the parking and traffic flow plans, noting the increase in vehicular trips due to the expansion. The proposed design featured a one-way internal drive to facilitate circulation, and parking requirements were recalculated to ensure adequate space for both interior and exterior unit users. Lighting plans were also reviewed, ensuring compliance with township standards and minimizing light pollution through strategically placed, full cut-off fixtures.

The meeting transitioned to a discussion on Ordinance number 2606, which aims to amend the municipal code to prohibit data centers in the ROM zone. This ordinance was identified as inconsistent with the 2012 master plan, which recommended data centers as permitted uses. The planning board was tasked with determining the ordinance’s consistency with the master plan, ultimately voting to find it inconsistent. Despite this, the governing body may still adopt the ordinance with a supermajority vote, provided they present specific reasons for deviating from the master plan.

The role of the planning board in this process was to assess consistency without making subjective judgments about the ordinance’s merits. The board’s chairman reiterated this point, emphasizing the importance of adhering strictly to the parameters of the master plan assessment.

Resolution number 26-96 was also addressed, directing the Planning Board to conduct a periodic re-examination of the township master plan. This re-examination is a state-mandated process occurring every ten years.