The application by OBJ LLC aimed to convert and expand a long-standing mixed-use building, which has been in a state of disrepair, into a more modern facility that includes both commercial and residential spaces. The approved plan includes ten residential units, split into six two-bedroom units and four one-bedroom units, with two units designated as affordable housing. The project also involves refurbishing the building’s existing structure and improving its aesthetic appeal, as testified by the planner Christine Nazaro, who described the site’s current state as severely lacking curb appeal.

The application presented several challenges due to the zoning regulations of the Economic Development Opportunity (EDO) zone, where residential uses have not been permitted since 2020. However, the project sought to work within the existing non-conforming structure rather than introduce a new one. The board deliberated on the variances required, particularly the D2 variance for the expansion of non-conforming use and a D4 variance for exceeding the floor area ratio, which Christine Nazaro outlined would exceed the permitted 0.2 ratio to reach 0.33.

A significant part of the application process involved discussions on traffic and parking management, given the changes in site circulation and access points. A traffic engineer detailed the proposed modifications to the driveway, transforming it from a two-way to an entrance-only access point to improve safety and efficiency. The parking plan includes electric vehicle (EV) ready spaces, adhering to state requirements, and provisions for potential future expansion of EV facilities.

The board also addressed concerns over refuse management and drainage, with the applicant confirming plans for a private hauler to manage garbage collection and efforts to minimize water runoff through site grading. Landscaping improvements were also a focal point, with plans to add buffer landscaping and shade trees to enhance the site’s visual impact and align with community standards.

In addition to the technical aspects, the board was interested in the site’s current and future uses. The existing commercial space will remain, currently occupied by a psychic service which is a permitted use under the current zoning ordinance. During the meeting, it was suggested that the architect collaborate with the board in the compliance phase to finalize the building’s aesthetics.

The approval process included a review of the site’s history and previous applications, which provided context for the current proposal. The board acknowledged the applicant’s efforts over the past four years to meet community standards and address regulatory requirements. The final decision to approve the application was supported by the board’s consensus that the proposed improvements would benefit both the property owner and the township.