The application by Outfront Media LLC for a digital billboard on Highway 18 was a central topic of the meeting. The proposed billboard is a 25-foot-high monopole structure with dual faces totaling 952 square feet. The location, though primarily commercial, is near a residential zone, triggering the need for a D3 variance since the sign would be approximately 230 feet from the nearest residential zone boundary, falling short of the 500-foot requirement. This variance request was a point of discussion, with the board scrutinizing the potential impacts on nearby residents.

Outfront Media presented a plan, including simulations of the billboard’s appearance from different angles, created using a bucket truck and wooden panels for accurate scale. The digital billboard is designed to display ads that change every 30 seconds, a modification from an initially proposed 8-second interval. The company assured the board of compliance with New Jersey Department of Transportation (NJ DOT) regulations, supported by a permit approval letter from May 2022, which is renewed annually. The billboard’s operational hours were also discussed, with a commitment to turn off the sign by 11 p.m.

Public service capabilities of the digital billboard were highlighted, emphasizing its potential to display emergency alerts and community announcements. Protocols for urgent and routine public messaging were outlined. The board raised questions about the sign’s illumination levels and visibility, particularly concerning compliance with safety standards for readability at highway speeds. The applicant confirmed adherence to the necessary lighting standards to prevent excessive brightness and ensure clear visibility without causing distraction to drivers.

Further, the board questioned the impact of the billboard’s lighting on local residents, particularly the potential for light pollution. Outfront Media explained that the LED panels would automatically dim during evening hours to minimize brightness and that surrounding trees would buffer the light. However, concerns were raised about areas where the tree line does not provide adequate shielding. The applicant reassured the board that the billboard’s design and placement aim to mitigate such impacts, although the removal of trees for future development could alter these conditions.

In addition to the billboard discussion, the board addressed the application by Phoenix Realty Developers for a bus depot on Industrial Drive. This application sought preliminary and final major site plan approvals, including use and bulk variances, to accommodate a bus transportation company. The proposal involved utilizing existing building space and parking 45 buses on-site.

The application necessitated a D1 variance due to split zoning on the property, with the front portion allowing bus transportation, while the rear does not. Discussions focused on the parking arrangements, with a proposal for 45 bus spaces, which raised concerns about potential overcrowding and disorganized parking. Board members stressed the importance of a clear parking layout to manage the number of buses effectively and prevent haphazard parking.

Concerns were also expressed about the site’s stormwater management, landscaping ratios, and lighting, particularly in unlit areas where early bus arrivals could pose safety risks. The applicant highlighted the proposed use of porous pavement for some parking areas and a commitment to maintaining existing drainage systems, although further assessments were suggested to ensure compliance with stormwater regulations.

The board emphasized the need for additional dialogue between the applicant and township officials to resolve outstanding issues before the next meeting, scheduled for August 7. A review of the parking layout and a meeting with the fire marshal were recommended to address safety and operational concerns.