The proposed development at the site included modifications to a previously approved plan for a bank with a drive-thru and a 10,000 square foot restaurant. The revised plan called for a reduction in the restaurant’s size to 2,195 square feet, designed as a quick-serve Taco Bell with a drive-thru. The applicant presented the need for variances similar to those granted to a nearby Starbucks, particularly for building setbacks and the inclusion of a 12-car stack for the drive-thru, which exceeds the design of Starbucks.

Furthermore, the applicant detailed compliant parking stalls, access points, loading areas, and adherence to ADA requirements, with additional proposals for pedestrian access, crosswalks, and trash enclosures. Operational aspects of the Taco Bell, such as hours, employee numbers, delivery schedules, and customer usage patterns, were also discussed. The stormwater management plan included maintaining existing basins and reducing impervious coverage, which became a focal point of discussion.

The board examined the developer’s plans to address impervious coverage, stormwater management, utility connections, lighting, landscaping, and signage. The developer argued for the project to be grandfathered under old stormwater rules and presented a detailed lighting plan with LED lights and a comprehensive landscaping plan that included several trees, shrubs, and perennials. Variances were discussed for freestanding signs, building signage, and directional signs to ensure visibility from Route 33.

Traffic impact was a point of discussion, with a traffic expert presenting a report that analyzed traffic conditions, projections, and intersection analyses. The parking spaces were noted to exceed the required amount, and the drive-thru design was stated to be efficient. The board also heard testimony from a licensed professional planner, who emphasized the proposed modifications’ alignment with the master plan’s goals and the need for variance to promote public health, safety, and general welfare.

During the meeting, the applicant argued that the characteristics of the proposed Taco Bell drive-thru aligned with the intentions of the vc2 Zone, which encourages highway-oriented uses, and cited the success of similar establishments nearby. Concerns regarding traffic, noise, and trash generation were addressed, and the board’s planner inquired about delivery timings, building height compliance, buffer width variance, and landscaping.

The discussion extended to the bulk variances being sought by the applicant, with the board seeking clarification on the building height for the bank and the buffer width variance from the right of way. The applicant committed to coordinating with the Township to ensure compliance with the approved landscaping plan.

The meeting also dealt with the operations of the drive-thru, including timing and delivery schedules. The board emphasized the importance of these details in mitigating potential impacts on the surrounding area. Additionally, the board discussed pedestrian access, parking lot ADA compliance, and the proposed drive-through’s alignment with the VC2 district’s intent.

Safety and traffic flow were topics, with the board addressing concerns about driveway positioning and vehicle conflicts. The applicant agreed to make modifications to the site layout, including striping for traffic flow organization and the location of EV spaces. The adequacy of the stormwater management system was also questioned, particularly in relation to extreme weather events.