02:13:59A prominent topic was the application by New Jersey Natural Gas Company for a use variance and site plan approval to construct a gas regulatory station at the intersection of Burgerville Road and US Highway 9. The site, formerly a bungalow colony, requires redevelopment due to its current state of disrepair. The new facility aims to address operational inefficiencies of the existing station, such as equipment freezing issues, by incorporating a heater to pre-warm the gas.

The application requires a use variance as public utility services are not allowed in the HD1 zoning district. However, the station is deemed an inherently beneficial use. The planned station will span 2.8 acres and calls for the demolition of existing structures. Mark Panachon, Director of Engineering for New Jersey Natural Gas, emphasized the facility’s role in ensuring reliable gas supply for local cooking and laundry needs.

01:00:06The board scrutinized safety and environmental impacts, with assurances that noise levels would comply with regulations and that the indirect heating system would prevent direct flame exposure. Security measures include an eight-foot fence and remote monitoring capabilities, though the absence of surveillance cameras was noted.

02:35:34The project’s implications for traffic and environmental concerns were examined, particularly the disturbance of the stream corridor buffer for structure removal. The applicant addressed these by proposing revegetation efforts to offset disturbances. The application faced scrutiny over variance requests due to the development’s location in a non-permitted zone, but the board ultimately approved the use variance and site plan.

04:43In parallel discussions, the board reviewed a proposal for a two-story single-family dwelling on Brown Road. The applicant sought multiple variances due to the lot’s undersized dimensions, which include deviations from required lot area, width, and setbacks. The board debated the merits of septic system designs and the necessity of variances given the lot’s constraints. Concerns centered on environmental impacts, particularly wetlands and potential septic system disruption. Despite these, the proposal was approved, conditioned on reducing the house from five bedrooms to four to meet lot coverage requirements.

32:28Another agenda item involved the redevelopment of a site previously approved for retail and movie theater use. The new plan proposes transforming the theater into a two-story medical office, alongside provisions for potential new retail space and a drive-through facility. The board discussed signage variance requests, parking adequacy, and traffic impacts. A traffic expert testified that morning traffic would increase with the office use, but overall impact remains lower than the previous theater use.

44:42The board examined the design changes, such as facade adjustments and the addition of monument signs for wayfinding. Concerns about parking, particularly for medical office use, prompted discussions on variance needs due to differing parking space calculations. Security and operational logistics, including delivery timing and access, were also addressed, factoring in potential disruptions to nearby residences.