02:21:27The project’s central topic was the need for several variances to move forward, primarily due to the site’s split-zoning complications. The property, which was previously home to an office building and now only contains a parking lot, is split into the ORV and VN zoning districts. The proposed development includes a two-story building with a basement, covering approximately 14,552 square feet, designed to accommodate retail spaces on the ground floor and professional services on the upper level.

Key variances requested include adjustments to side yard setbacks, driveway setbacks, and parking setbacks. For instance, while the ORV zone requires a side yard setback of 100 feet, the property only provides for a 74.3-foot setback from the southern property line. Similarly, the parking setback from the property line is proposed at 15 feet against the required 50 feet. Additionally, the VN zone allows for a maximum building size of 5,000 square feet, but the proposed building exceeds this limit with 11,474 square feet allocated within the VN district.

35:43The development plan also includes considerations for tree removal and replacement, with 95 trees slated for removal and a requirement to plant 540 new trees to comply with township regulations. The landscaping and stormwater management plans were detailed, including a bio-retention basin designed to handle future rainfall and a swale to facilitate water flow toward the Advanced Realty detention basin.

01:27:18Pedestrian access and connectivity were pivotal concerns, particularly regarding the continuation of sidewalks to enhance walkability within the downtown area. The board discussed the potential for a sidewalk connecting the Advanced Property to Route 206, considering pedestrian safety and practicality given the site’s existing slopes and high-speed traffic. The prospects of adding an electric vehicle (EV) charging station were also considered.

41:52The meeting also addressed the proposed site’s traffic implications, noting that despite the increased square footage, the development is expected to generate less traffic than the property’s previous use as a bank. The Department of Transportation has already approved the intersection, limiting the board’s influence over safety concerns regarding traffic access points.

02:02:32Signage regulations were another focal point, with the board expressing concerns about the number of signs proposed, particularly for endcap units. The current ordinance allows for limited signage, prompting discussions on whether additional signs for corner units would be permissible. The board emphasized the need to balance tenant visibility with maintaining the area’s aesthetic and character, considering potential future tenants and their advertising needs.

01:53:19In terms of architectural design, the proposed materials, including brick and cast stone, received positive feedback from the historic board. However, concerns about the potential for discoloration and maintenance challenges were raised, which the architect addressed by emphasizing the importance of regular upkeep and the choice of darker colored materials.

02:47:30The board concluded with a vote on the motion to approve the preliminary and final site plan, including the necessary variances and exceptions, with specified conditions for design elements and maintenance strategies. These conditions aim to ensure that the development aligns with community standards and enhances the area’s connectivity and pedestrian experience.