The Fieldstone at Flemington LLC application stood out as the most issue of the night, with the applicant seeking to construct a self-storage facility with a building size of 95,000 square feet—more than double the normally permitted size of 45,000 square feet. They asserted that the facility would generate less traffic than other permissible business uses in the B2 zone, such as medical offices or shopping centers, and would align with the rural and agricultural character of the township.

Traffic concerns were a focal point of the meeting, with the applicant’s traffic expert presenting a study based on peak-hour observations. The study’s methodology and timing, particularly in relation to the activities of a nearby veterinary office and commercial plaza, were questioned by board members. One member notably described the area as a “mess,” reflecting the board’s heightened sensitivity to traffic issues. Despite the concerns, the expert maintained that the self-storage facility would not markedly exacerbate traffic conditions. This was supported by a visual demonstration of current traffic patterns.

Further discussions surrounded the historical traffic data and the relevance of 2017 figures, given the lack of representative data from 2020 due to the COVID-19 pandemic’s effects on traffic. The board requested additional crash data to understand the safety implications better, and the applicant agreed to comply. The traffic consultant also addressed the proposed driveway placement, ensuring it met proper traffic planning and safety measures, including capacity, geometry, and sightlines.

The applicant’s professional planner presented a case for an F variance to support the larger-than-permitted building size, citing the proposed use’s unique aspects and site design. The planner argued that the additional floor area could be integrated into the property without impacting impervious cover or stormwater management negatively, tying the proposal to the township’s master plan goals for non-residential development and smart growth policies.

Board members grappled with the implications of the larger building size, the desired architectural style, and the projected traffic generation. Questions arose about the visual impact and whether the architectural elements would sufficiently mitigate the increased floor area. The requested variances for the rear yard setback and AC condenser placement also sparked discussion, with some board members skeptical about the applicant’s justifications.

Despite these concerns, the board motioned to approve the application, imposing conditions such as compliance with board engineer and landscape architect reports and the submission of a signage rendering to the township planner for approval.

The meeting also addressed other applications, including a variance request for Carlo Vitali’s property, focusing on drainage plans and stormwater management. The board’s engineer confirmed satisfaction with the revised drainage plan, which aimed to mitigate additional runoff. Questions about impervious coverage and the proposed percentage led to assurances that the stormwater system would function effectively and be maintained. The board ultimately approved Vitali’s application with conditions relating to the drainage system.

Another discussion involved a variance request for a second principal use on a property. The applicant presented modifications to the site plan, including a relocated garage to meet setback requirements, and addressed the board’s concerns about stormwater management. The revised plans were ultimately approved with conditions.

In addition to these cases, the board heard from Margarita Pastrana, who sought a use variance to operate her small business, Evolution Pool Liners, from her residential property. The board delved into the nature of the business, questioning whether it was more extensive than initially presented. After clarifying the scope of operations and confirming no outdoor storage or retail sales would occur, the board moved to approve the use variance, subject to conditions.