The meeting’s central topic was the proposed development at 2795 to 2797 Asbury Avenue. This project requires a D3 conditional use variance due to the irregular lot shape and minimum lot depth issues. The board scrutinized the revised site plan, which now proposes 218 parking spaces—a reduction from 251—along with adjustments to the driveway placement intended to enhance traffic safety. These changes aim to address concerns about crash history and sight lines for drivers exiting the property.

Stormwater management was a key topic, with the development’s redesigned system featuring porous pavement intended to mitigate runoff and comply with state standards. The revised plan eliminates the previously proposed stormwater basin, responding to public safety concerns about neighborhood children. However, skepticism remained among residents, who questioned whether these solutions would adequately address flooding issues historically affecting Asbury Avenue.

The proposed development also brought forth discussions about the environmental and aesthetic impacts on neighboring properties. Residents expressed concerns about the adequacy of a 45-foot buffer intended to mitigate visual and noise disturbances. The development team assured that the buffer exceeded the minimum requirement and included a triple row of evergreen trees to be planted for privacy. Nonetheless, residents like Terry Maxwell remained unconvinced that this would prevent visibility into their backyards during church activities.

Lighting was another focal point of debate, with community members worried about potential light pollution. The project’s lighting plan includes fixtures intended to prevent light spillover, with downward-focused designs ensuring no light reaches neighboring properties. The plan also specifies that security lighting would dim to 50% after the church closes, addressing concerns about nighttime glare. Despite assurances, residents sought further clarification on measures to minimize ambient light and its impact on the neighborhood.

Traffic flow and parking logistics were thoroughly examined, with a traffic engineer expected to provide additional insights in future sessions. The relocation of the driveway was a notable change, designed to improve traffic safety. The introduction of electric vehicle (EV) charging stations also sparked discussions about their placement and potential fire safety concerns, leading the board to consider input from local fire departments.

The meeting also addressed the landscaping plan, which features a variety of trees aimed at maintaining the neighborhood’s visual appeal. While no landscape architect was involved, the plan proposes robust plantings to buffer church activities from residential areas. Questions arose about the diversity of tree species, with residents concerned about disease susceptibility among the predominantly Norway spruce plantings.

The board engaged in a detailed examination of the proposed site plan, marked as A4, highlighting the balance between regulatory compliance and community concerns.