The proposed medical facility’s scope includes urgent care, primary care, specialty services with an emphasis on orthopedics, diagnostic imaging, and an outpatient surgery center. The building’s location on a 13.1-acre site presents challenges, particularly concerning parking and buffer requirements. While the local ordinance demands 437 parking stalls, the proposal provides 398, necessitating a waiver. There is also a request for a variance on the building’s height and buffer encroachments, as the proposed design includes a retaining wall exceeding standard limits.

Traffic management was a concern, with board members questioning the adequacy of the proposed parking and the potential impact on local roads. The site’s current design includes a right-in, right-out driveway off Route 9, already approved by the New Jersey Department of Transportation. The facility’s operational hours are set from 6:00 AM to 8:00 PM, Monday through Friday, with no weekend activity planned. The board raised questions about patient capacity and potential ambulance traffic, with assurances that the facility would cater primarily to outpatient procedures.

During the discussions, the board emphasized the importance of compliance with municipal zoning laws, particularly regarding stormwater management and buffer zones. The engineer confirmed that stormwater structures would remain outside the required 50-foot buffer, though further clarification was necessary for compliance along the eastern property line. Concerns also arose about the building’s height, with suggestions to explore alternative designs to mitigate visual impact on the surrounding community.

In addition to the medical facility, the board addressed a proposal for modifications to an existing warehouse structure. This application required a use variance due to the non-compliance of warehousing with current zoning for the HD1 zone. The applicant sought to maintain existing uses without introducing new ones, with plans to enhance site circulation, stormwater management, and aesthetics.

The warehouse proposal included requests for variances due to multiple uses on the property, such as a car wash, auto repair facilities, and warehousing. The board scrutinized the parking requirements, noting discrepancies that influenced the total space needed. The applicant’s representative argued that the current operations align with the township’s definition of warehousing, despite not being permitted in the zone.

Traffic and circulation were central to the board’s considerations, particularly regarding the movement of trucks and the potential impact on local roads. The applicant proposed improvements, including additional parking spaces, EV charging stations, and enhanced lighting and landscaping. The board expressed a desire for clarity on traffic patterns and parking needs, emphasizing the importance of maintaining a balance between operational efficiency and community welfare.

Public comments during the meeting highlighted concerns about noise, traffic, and the effectiveness of existing buffers. Residents emphasized the need for further improvements to address these issues. The board acknowledged these concerns, with discussions focusing on aligning the proposals with municipal goals for development and compatibility with adjacent uses.