The primary agenda item was the application for site plan approval for repurposing an existing commercial building on Route 22, intending to transform it into a modern clubhouse venue with golf simulators, dining areas, and spaces for events. The proposal, introduced by attorney Michael Silbert, aims to revitalize the property, which has struggled to attract tenants, by offering a low-impact use that aligns with the commercial nature of the surrounding area.

Parking arrangements were a significant topic of discussion, with the proposal including 140 spaces, four of which are designated for electric vehicle charging. The applicant’s representatives committed to complying with parking requirements based on the distribution of uses within the venue, which combines entertainment, indoor recreation, and dining. Concerns were raised about some existing parking spaces’ substandard dimensions, but the applicant assured that these would be addressed without requiring design waivers or variance relief.

Stormwater management was a critical concern, especially in light of past severe flooding events, including Hurricane Ida. The board emphasized responsible development to avoid exacerbating existing issues along Cuckles Brook. The proposed increase in impervious coverage from 34% to 39% raised concerns about potential runoff. The applicant responded with a stormwater management plan that includes maintaining existing drainage patterns and installing dry well systems to manage new runoff effectively.

The board’s professionals recommended enhancements to the stormwater system. The applicant agreed to add two additional dry wells to the proposed five, improving capacity to manage runoff from a ten-year storm rather than a two-year storm. The board also discussed including a notation in the property deed to outline maintenance responsibilities for drainage facilities.

The proposed clubhouse venue aims to offer a unique combination of dining, entertainment, and golf simulation, described by the operators as a public country club experience without high costs. The venue will cater to a regional clientele, drawing customers from a 25-minute drive radius. The operators highlighted a business model reliant on the synergy between food, drinks, and golf, with plans to accommodate events like the World Cup, and confirmed financial backing for the project.

The discussion also covered the venue’s signage, outdoor areas, and façade changes. Existing sign dimensions were confirmed to likely remain compliant under current regulations, and landscaping improvements were proposed to enhance the site’s visual appeal. The operators expressed their intent to create an aesthetically pleasing and functionally effective outdoor patio space, featuring a mix of covered and uncovered areas.

Another topic was the reclamation plan for the nearby quarry, which has been operating under a plan established in 1986. The board discussed whether updates or amendments to this plan were necessary due to evolving land use preferences and ongoing quarry operations.

The board recommended approval of the quarry’s license renewal, contingent upon receiving updated documents and further discussions about the reclamation plan. The meeting concluded with plans for future discussion and site tours of the quarry.