The primary focus of the meeting was the investigation into whether block 6002, lots 1 and 1.01, located at the intersection of Eisenhower Parkway and Columbia Turnpike, should be designated as an area in need of redevelopment, potentially invoking condemnation powers. This area encompasses over 58 acres of the Livingston Mall site. The investigation was authorized by a resolution from the township council, specifically excluding lots 2 and 3 from the study area.

Chris Col, a principal with the planning firm engaged for the study, presented an extensive report. Col explained that the investigation assessed the area against statutory criteria for redevelopment, focusing on the condition of the buildings, significant vacancy, and obsolescence. The report revealed that many buildings within the mall exhibited substandard or unsafe conditions. For example, the mall’s air conditioning system was found nonoperational during multiple site visits, leading to tenant complaints and temporary closures due to elevated indoor temperatures. Additionally, accessibility issues were noted, with elevators being out of service, creating challenges for individuals with mobility impairments.

The study also highlighted substantial vacancies within the mall, with leasing records and site visits indicating that approximately 380,000 square feet were vacant in 2021, increasing to over 500,000 square feet more recently. This represented more than 51% of the mall’s leasable area. Col emphasized that the level of vacancy was significant enough to meet the statutory criteria for redevelopment.

Further, the report discussed the dilapidation and obsolescence of the buildings. The deteriorating state of the parking lot was also noted, characterized by numerous potholes and unsafe vehicular movements. Aerial imagery from past years showed progressive deterioration, with visible weathering of striping and cracking of pavement. The report referenced police records indicating 107 motor vehicle accidents at the site over five years, of which four resulted in injuries. These accidents were attributed to the poor condition of the parking area, posing risks to public health and safety.

Financial implications were also presented, revealing over $2.7 million in unpaid property taxes and more than $175,000 in unpaid utility payments associated with the property. This financial neglect was deemed detrimental to the fiscal health of the township. The conclusion drawn from the analysis was that the property qualifies as a condemnation area under the specified criteria.

Board members engaged in discussions to clarify certain aspects of the report. One member requested clarification on the parcels involved, noting discrepancies in the documentation related to the tax records and previous subdivisions. Questions also arose concerning utility payments and closures of stores due to lack of electricity.

A motion was made to accept the planner’s report and recommend its submission to the township council. The motion carried unanimously.

Following the investigation into the Livingston Mall property, the board discussed an application for a minor subdivision and site plan approval for properties identified as tax lots 15 and 16 in Block 100. The application involved a land swap to increase the frontage along Microlab Road for Lot 16 while relocating a football field to the northeast side of the property. Michael Lon Zama, a licensed professional engineer, land surveyor, and planner, presented the details of the application.

The proposed reconfiguration would not necessitate any variances, and the updated site plan included additional parking spaces dedicated to maintenance personnel. Concerns raised in a topology review memo regarding the proximity of the proposed driveway to the building were addressed, with Lon Zama clarifying that the ordinance’s setback requirement applies to parking spaces, not driveways. The football field would include banked parking, which could be converted if necessary in the future.

The meeting also covered an application related to a recreational field project involving significant landscaping and structural changes. The application aimed to enhance existing recreational facilities without proposing any increase in parking, programming, or enrollment. A Fieldhouse comprising two restrooms and a storage room was included in the plan. Variances related to parking spaces and solar panel placement were discussed, with the applicant ensuring compliance with zoning regulations.

The board expressed support for the project, acknowledging the positive impact of the existing programs on local children. A motion to approve the application was carried unanimously.