The application by Humble Organic LLC, represented by Chris Balance and professional planner Andy Schaefer, centered on the transformation of an existing windowless structure in a highway commercial zone into a cannabis cultivation facility. The site, described as secluded yet visible from the highway, was argued to be uniquely suited for the proposed use. The board scrutinized the implications of granting a variance, given that cannabis cultivation is not permitted in the zone, unlike in industrial areas. Schaefer detailed the operation’s discreet nature, with no public access or external signage, and emphasized the sophisticated air filtration system designed to mitigate odors.

Concerns about environmental impacts were addressed by proponents who argued that repurposing the existing building would be less impactful than new construction. They reassured the board of minimal traffic impact, with infrequent small truck deliveries and a small number of employees. The applicants contended that the proposal would improve site conditions, generate revenue, and create jobs, while posing no substantial negative criteria against the zone plan. Discussions on air scrubber maintenance logs were highlighted, with suggestions for regular checks to ensure effective odor control.

The meeting also delved into the proposed improvements to the facility owned by Tomuchi, who shared his cannabis cultivation experience across multiple states. He emphasized compliance with the Cannabis Regulatory Commission and efforts to enhance the building’s aesthetics, including new paint, roofing, windows, and steel doors. Collaborations with Stockton University professors were mentioned to further beautify the property. The board debated the necessity of a site plan waiver, with some members advocating for detailed landscaping plans, while others felt the proposal sufficed without additional requirements.

Further discussions revealed potential complications due to the facility’s proximity to wetlands, which might affect future expansions, particularly concerning stormwater management. The board deliberated on operational aspects, including hazardous material handling, employee parking, and signage. Tomuchi expressed a preference against prominent signage for security reasons, while members reviewed the city’s cannabis licensing regulations, noting no limits on cultivators or manufacturers but restrictions on retail establishments.

A broader conversation emerged about the industrial park’s potential for hosting cannabis operations, with two existing facilities discussed—one operational and another stalled. The board examined property ownership and market conditions, noting an extended market time and reduced listing prices indicative of a sluggish commercial real estate climate. Structural integrity, utilities, and security features were deemed favorable for cannabis operations, though questions about a non-permitted shed’s legality arose, prompting discussions on necessary renovations or permits.

Parking arrangements and site lighting were scrutinized, with suggestions for safety improvements. Waste management was a focal point, with an emphasis on minimal trash output and compliance with outdoor trash enclosures. The board emphasized the necessity of a comprehensive site plan to avoid confusion and ensure regulatory compliance.

A specific use variance for the cannabis business sparked debate, with discussions on historical building uses and the requirement for variances due to non-conforming zoning. Members expressed caution about future expansions, suggesting approvals be limited to the current building conditions, with provisions for applicants to return for further variances if needed.

The meeting also addressed public comments, where a local business owner and resident raised concerns about parking and commercial vehicles in residential areas. The board discussed enforcement inconsistencies, particularly regarding trash management at a nearby Dollar General, highlighting ongoing challenges in balancing community interests with business operations.