The proposal from HMG Fuel LLC to establish a new convenience store and gas station on Route 206 was a focal point of the meeting. The project involves combining two lots to construct a 3,450 square foot convenience store, replacing an operational service station from the 1950s or 1960s. The plan includes modern amenities such as an underground detention basin, sidewalks, drainage, and electric vehicle charging stations. Despite the existing site constraints, the proposal received approval.

A significant portion of the discussion revolved around the variances needed for the project. The site required a C1 variance due to its undersized lot and additional variances for impervious coverage and tree spacing. The architectural design of the proposed convenience store aims to align with the township’s visual and functional standards, adopting a modern vernacular style inspired by traditional agricultural barns. The aesthetics are intended to enhance Route 206’s visual landscape, with the building’s design featuring a steep pitch gabled roof and vertical panel siding.

Parking and traffic management were contentious issues for both the SPG Hillsboro LLC parking amendment and the HMG Fuel LLC convenience store. SPG Hillsboro LLC sought to add 34 parking spaces to accommodate tenant demands, particularly from an indoor pickleball facility. The proposed parking spaces deviated from township dimensions, necessitating a design waiver. Concerns about parking layout, access for delivery trucks, and the need for speed bumps to ensure pedestrian safety were discussed, with the board ultimately approving the application.

For the HMG Fuel LLC project, parking requirements were a focus. The township ordinance dictates a need for three and a half parking spaces per thousand square feet of building area. The applicant proposed 19 parking spaces, with some credits for electric vehicle charging stations. Concerns about the adequacy of parking, particularly with landscapers using the facility, prompted discussions on managing larger vehicles and trailers without obstructing gas station access. The applicant’s Upper Saddle River store served as a reference point for customer behavior, providing insights into the potential traffic patterns and parking needs.

Traffic impact was another topic, given the site’s location on busy Route 206. The New Jersey Department of Transportation’s plans to improve the highway and limit access to right-turns only would eventually influence traffic patterns around the site.

Concerns about the variances related to the site’s front and side yard requirements, along with the increase in impervious coverage, were addressed by the project’s planner. He emphasized that the variances stemmed from existing site conditions and would not negatively impact the public good or impair zoning plans. The proposed development was presented as a positive contribution to the area.