The most notable development discussed was the adoption of ordinance O-25-40, which supports the Route 9 redevelopment plan. This plan, extending from Strickland Road to just north of Home Depot, aims to promote economic growth in line with the township’s master plan. The endorsement of this ordinance followed a needs study and a year-long finalization process. Board members inquired about the timeline, but ultimately, the motion to endorse the redevelopment plan passed without opposition. Additionally, the board examined ordinance O-25-41, which proposes a mixed-use overlay zone for affordable housing in the ML16 zone. This ordinance, aligning with the township’s housing plan, facilitates the development of a 14-acre site known as the “Dr. Robert site” at Route 9 and Estelle Lane, addressing legislative housing requirements.

The board then considered submission waivers for various projects, including SP1143 for Richard Shabelle, proposing a three-story office building on Route 9, and a three-lot subdivision for a property on Farmingdale Road LLC. Both sets of waivers were approved after discussions about compliance with existing conditions and necessary documentation. Tulsi Restaurant LLC’s request to convert a Boston Market into a Burger King was also granted waivers, contingent on traffic reports and boundary details.

The meeting’s latter part was dominated by a detailed examination of a site plan application for 6249US9 LLC. This proposal involves constructing a two-story building on Route 9, with the first floor dedicated to Dr. Haim Cohen’s optometry practice and the second floor for general office use. Dr. Cohen, an established local optometric physician, plans to maintain his current staff and operating hours at the new location. Despite some board members’ inquiries about limiting patient numbers, Dr. Cohen expressed a preference to manage patient flow through appointments rather than imposing fixed limits.

The site plan presentation by Yseph Portoi of Civil Core Consulting provided insights into the property’s environmental constraints, including a stream and freshwater wetlands that limit development due to a 300-foot riparian zone. The board deliberated on the necessary bulk variances for side and rear setbacks, with particular attention to the encroachment into the riparian zone.

Portoi detailed the stormwater management plan, designed to address both current and future climate impacts. The plan includes porous pavement and a bioretention basin, directing overflow into Route 9’s storm sewers. Despite the board’s concerns about directing water to Route 9, Portoi defended the design, citing challenges in routing drainage towards the wetlands without significant disruption.

The board also scrutinized the lighting plan, which failed to comply with Institute of Electrical and Electronics Engineers (IEEE) standards, prompting a demand for revisions. Landscaping plans were discussed, with a waiver requested for street trees due to existing infrastructure. Parking design, utility services, and site circulation plans were also reviewed.

Architectural testimony from Mr. Greenbound of Rise Architecture New Jersey focused on the building’s modern design and materials chosen for durability. The board provided feedback on the design, emphasizing the need for consistent treatment across all façades visible from Route 9.

Traffic expert Scott Kennel presented a study highlighting traffic projections and site access design, confirming compliance with township ordinances for parking and accommodating larger vehicles. Kennel’s findings supported the proposed site’s ability to manage traffic flow safely and efficiently.

The meeting concluded with discussions on the township’s housing plan, addressing objections from Fair Share Housing Center and developers Khov and American Properties. The township is preparing for mediation to resolve these issues, with potential amendments to its housing plan expected in the following year.