The redevelopment project, presented by attorney Jennifer Krimko on behalf of WF Ocean Redevelopment LLC, involves the demolition of the existing 8,000-square-foot Wells Fargo building, reducing it to a 5,600-square-foot bank with a single ATM drive-thru. The site will also host a Dunkin’ Donuts featuring a drive-thru lane.

Krimko elaborated on the necessity of variances due to the project not fitting neatly into existing zoning ordinances. The site’s current configuration required a variance for the Dunkin’ Donuts drive-thru, as drive-thru fast food restaurants are only conditionally permitted as standalone structures or part of a shopping center. The project also sought relief for parking space dimensions and sign placement setbacks, proposing 9 by 18 feet parking spaces instead of the standard 10 by 20 feet, which was justified as a common practice in many municipalities.

Traffic engineer Justin Taylor provided an overview of the site’s access, circulation, and safety measures. Taylor assured the board that the existing driveways would maintain their current right-in and right-out access, minimizing disruptions to traffic flow.

A discussion on the Dunkin’ Donuts drive-thru lane highlighted its design to accommodate 17 vehicles, preventing backups onto Route 35. The board contemplated the addition of a second order board to expedite service, which Taylor suggested could enhance operations without necessitating new variances. Concerns about traffic congestion were addressed, noting the site’s layout would manage vehicle flow, with the dual stacking area designed to handle anticipated volumes based on traffic counts from similar facilities.

The proposal also included enhancements to site aesthetics and compliance with zoning regulations. Landscape architect David Bash testified to the improvements in site circulation, landscaping, and lighting, with the introduction of additional greenery and refurbished lighting fixtures. Despite the reduction in parking spaces from 50 to 48, the site still met the required 35 spaces, resolving an existing parking deficiency.

Public comments during the meeting raised concerns about potential competition with existing businesses, although the board clarified that market competition is not a factor in zoning decisions. The planner emphasized that the project aligns with the township’s revitalization goals for the Route 35 corridor, promoting public health and safety and enhancing the area’s welfare through improved traffic patterns.