A significant portion of the meeting addressed Grasso Holdings LLC’s application for a subdivision of the property at 275-283 Main Avenue. The plan proposed maintaining an existing three-family structure while constructing two new buildings. These structures would feature commercial space on the ground floor and residential units above, with a shared parking lot comprising 18 spaces. The Planning Board scrutinized details such as compliance with flood regulations, which required the elevation of the new buildings, and considerations for potential floodwaters with the inclusion of flood vents and a raised platform walkway.

The discussion revealed that the buildings would adhere to flood elevation requirements set by New Jersey, necessitating the design of elevated structures with ramps and staircases to manage floodwaters effectively. This design aims to ensure zero net fill, with a crawl space planned to accommodate floodwaters. The board discussed the inclusion of flood vents to facilitate water movement and ensure the safety and durability of the development.

Participants expressed a strong desire to preserve these architectural features, with suggestions made to incorporate them into the new design or to archive them appropriately if preservation was not feasible. The applicant was encouraged to document the existing building through photographs, which may serve as a condition of approval for the development project.

The board also considered the implications of the variances requested for the development, including a three-foot sideyard setback and a building coverage slightly exceeding the allowed maximum. Discussions highlighted the potential benefits of these variances, which included aesthetic enhancements to the streetscape through architectural elements like awnings. The applicant argued that the proposed changes would enhance the downtown area’s mixed-use character, aligning with the goals outlined in the town’s master plan.

Lighting and parking were also focal points, with plans for LED fixtures around the parking lot and considerations for ADA compliance in the design of ramps and entryways. Adjustments were proposed to minimize the impact of lighting on neighboring properties, with commitments made to maintain safety and visibility. The proposal included a system of sidewalks and a gravel parking area, with considerations for flood-prone conditions. EV charging stations and a handicap spot were included to meet ordinance requirements and provide a credit toward parking obligations.

Concerns regarding the potential transformation of commercial spaces into residential units were addressed, with the applicant clarifying that flood regulations prevented residential use on the first floor.

The board approved the application unanimously. The approval came with conditions, including preserving elements of the existing structure, relocating refuse areas, and ensuring signage for parking.

Beyond the Grasso Holdings application, the Planning Board discussed other topics, such as the development of an ordinance related to houses of worship. The draft ordinance aimed to balance the needs of existing religious establishments with future developments, proposing a minimum lot size of one acre for new houses of worship. The board emphasized the importance of avoiding substantial burdens on religious practices while ensuring equitable treatment compared to other institutional uses.

Additional discussions covered the adequacy of existing conditional use standards for public utilities, with members suggesting a need for future ordinance revisions. The board also anticipated a carry application related to the Indian Run project, expressing concerns about the timeline for receiving necessary materials and maintaining oversight.