A central topic of the meeting was the comprehensive plan for site improvements on New England Avenue, presented by representatives of Stag Industrial Holdings LLC. Michael Floyd introduced the application, seeking major site plan approval, bulk variance approval, and design waivers. The property, which currently houses a 10,846 square-foot warehouse in a light industrial zoning district, is slated for exterior improvements without expanding the building’s size or footprint. These enhancements are intended to make the site more appealing to prospective tenants.

Rob Hawkins, Vice President of Asset Management for Stag Industrial, articulated the company’s strategy to target prime markets and emphasized the importance of these improvements in securing a desirable tenant. “These proposed improvements will help to market this building to get a high-quality tenant in there,” he stated. The board invited public questions regarding Hawkins’s testimony, but none were forthcoming.

Tom Bashard Jr., the project engineer, provided further insight into the plan, presenting an aerial photograph of the property and addressing comments from various professionals. He detailed the proposed modifications, which include reconfiguring the driveway to accommodate two-way tractor-trailer movements and installing a new sidewalk along the site frontage, along with a new fiber optic cable for Township use. However, existing street trees along New England Avenue would need to be removed, with plans to replace them with new street trees.

Significant site improvements include adding 55 new trailer spaces, 12 loading docks, and 94 car parking spaces. Variances were requested for the existing building setback, which is slightly less than required, and for signs located closer to the property line than permitted. Bashard confirmed compliance with existing drainage patterns and stormwater management requirements, and noted that impervious coverage would be reduced overall.

The landscape plan introduced a sidewalk of porous pavement to support new street trees, although it was clarified this was not intended for stormwater management. Waivers were sought for several landscape requirements, including front yard setback and lighting at property lines. The existing parking lot’s location within the building setback line also prompted a waiver request.

Lighting plans were addressed with plans to install new poles and energy-efficient LED fixtures, necessitating a design waiver due to current light spillage onto neighboring properties. The new setup aims to be less intrusive than existing fixtures.

Lance Landcraft Jr., an expert witness, spoke on the zoning variances requested. He explained the application sought a C1 hardship variance for the building setback, citing impracticality in relocating the building. He also addressed C2 flexible variances, asserting the benefits of modernization outweighed any detriments. The site is designated for warehouse use, and enhancements are important to meet logistical demands. Landcraft argued that the variances would not impair public good or zoning ordinance intent, describing them as minimal and non-intrusive.

Following Landcraft’s testimony, the floor was opened for board and public questions, but none were posed. The board then moved to approve the application unanimously, with a resolution to be prepared for the next meeting.

In addition to the site plan discussion, the board reviewed other agenda items. A resolution concerning bulk variance and minor subdivision for LRN Properties LLC was adopted, and an ordinance amendment introducing a fee schedule for permits was approved without objection. The meeting concluded with routine acknowledgments and preparations for the subsequent session.