The meeting kicked off with a discussion about the proposed stormwater utility. Participants expressed uncertainty about how to integrate this utility into existing planning frameworks. A participant pointed out that the inclusion of a sustainability element in the master plan would be mandatory only if a new land use element was added. The board acknowledged the need for further exploration and discussion on this topic, given its potential impact on the town’s future development.

Attention then turned to MPH Real Estate’s application for a site plan approval on Davidson Avenue. This was the third presentation to the board, following previous meetings in May and September. The revised plan addressed board concerns about site layout, landscaping, and traffic circulation. Key changes included enhanced landscaping with increased plantings along street fronts, improved pedestrian access, and modifications to driveway access. These revisions aimed to align the project with other mixed-use developments in the area. The plan proposed a two-building office and retail center, with one building designated for an accounting firm, emphasizing its integration into the local commercial landscape.

The board paid particular attention to the landscaping plan, which included a mix of evergreen and shade trees to screen nearby residential properties and prevent headlights from intruding. The plan also involved relocating the stormwater detention basin to allow for more green space. The reduction of parking spaces from 89 to 83 required the board to consider a variance, with representatives arguing that the current parking standards were outdated.

Architectural details were presented, describing a two-story office building and a one-story retail space, designed with a mix of glass, stucco, and faux wood materials. The design aimed to break up the structure’s boxiness while ensuring that rooftop equipment was centrally located to minimize visibility. Traffic analysis confirmed that the proposed development would not adversely affect local traffic levels, with peak hour service levels expected to remain acceptable.

Public comments during the meeting focused on the need for improved pedestrian infrastructure. A resident highlighted the absence of a sidewalk connecting the Somerset Run community to the nearby ShopRite shopping center, emphasizing safety risks at a heavily trafficked intersection. The Planning Board was urged to advocate for funds from the township’s sidewalk fund to address this oversight. Members expressed a willingness to support a formal recommendation to the council, acknowledging the community’s need for safe pedestrian access.

Following the public comment session, the board deliberated MPH Real Estate’s application further. A consensus emerged to grant both preliminary and final site plan approvals, contingent on addressing certain conditions related to staff reports. The approval process involved ensuring compliance with the proposed 25-foot width for access aisles, alongside efforts to preserve mature trees on Davidson Avenue. The motion for approval passed unanimously, with board members expressing satisfaction with the application’s evolution based on prior feedback.