The primary focus of the meeting was the application from MPH Real Estate LLC for the construction of a two-building shopping center totaling approximately 26,000 square feet on Davidson Avenue. The proposal includes a single-story 4,700-square-foot retail building and a two-story structure with a mix of retail and office spaces exceeding 21,000 square feet. The development is intended for a business industrial district with a retail overlay, making the shopping center a permitted use. However, the project requires three bulk variances: one for a drive aisle width of 25 feet instead of the required 26 feet, a parking variance allowing 91 spaces rather than the mandated 116, and a signage setback variance.

The site, previously occupied by a single-family home, is characterized by its rectangular shape and borders New Brunswick Road and Davidson Avenue. It contains remnants of a driveway and foundation stones, and a stream, a tributary of the Raritan River, runs along the property line, presenting environmental challenges. Compliance with township regulations and minimizing environmental impact were emphasized by the applicant’s civil engineer, who noted the development would include landscaping and lighting designed to reduce light pollution.

Concerns were raised about parking and loading zones, as the site lacks a dedicated loading area. The applicant explained that deliveries would occur during non-peak hours. The board’s consultant questioned the practicality of the site layout, prompting the applicant to agree to comply with engineering comments, including those related to stormwater management. The board also discussed the necessity of tree replacement fees due to the removal of trees on-site.

The meeting also addressed the site’s layout and design, particularly the proximity of the larger building to New Brunswick Road. Suggestions included repositioning the parking lot and potentially adopting an L-shaped building design to reduce visibility and enhance compliance with commercial design standards. The board stressed the importance of visual aids for decision-making and encouraged a more imaginative approach to the site layout.

In parallel, the board reviewed an application from Property Holdings LLC for a 65,000-square-foot warehouse expansion on Cottontail Lane. The proposal involves adding to an existing facility within a business industrial zone, maintaining compliance with public water and sewer requirements. The project, a conditional use, was submitted during a transitional period between zoning ordinances. The legal representative clarified the impact of these recent zoning changes.

The warehouse expansion necessitates the removal of some parking spaces, although compliance with parking requirements is maintained. The design includes a new bio-retention basin to manage stormwater and anticipates minimal traffic impact, with two to three truck visits daily. The board discussed the potential for banking additional parking spaces for future use, given the existing impervious coverage concerns.

Technical discussions highlighted the importance of compliance with reports from CME Associates and the Canal Commission. The board considered suggestions for landscaping islands to break up the parking lot’s visual monotony and discussed tree preservation requirements, emphasizing the need to plant trees on-site or contribute to a shade tree fund.