The board’s agenda initially covered the completeness review of Miss Yu Jung Kim’s application for a detached garage and driveway on Midland Avenue. The board planner noted discrepancies between the existing survey and actual site conditions, particularly regarding calculations for impervious and lot coverage. These inaccuracies prompted a recommendation to deem the application incomplete. However, after debate, the board decided to move forward with the hearing, understanding that the applicant would need to rectify the inaccuracies in subsequent submissions.

A continuation of the application from Sweet Spot River Edge LLC for a cannabis dispensary took center stage. The project engineer presented changes made to the site plan, including the addition of wayfinding signs to facilitate traffic flow, addressing concerns raised during a prior meeting. The primary focus of the discussion was traffic management strategies to ensure that the dispensary’s operation would not negatively impact local traffic patterns or the surrounding community. The board’s objective was to balance procedural adherence with community safety concerns.

During the review, the board examined the addition of stop bars and stop signs to control traffic flow at the egress driveway in front of The Sweet Spot building. This modification aimed to discourage vehicles from making right-hand turns into an egress-only driveway. The discussion also covered the elimination of two parking spaces previously designated for The Sweet Spot, reserving them for the property owner instead. Additionally, a revised lighting plan proposed four new wall-mounted fixtures to improve illumination behind the Ethan Allen Building, a necessary measure given the anticipated traffic to The Sweet Spot.

A local business owner named Carmine voiced concerns during the public comment period. He recounted a recent incident where a car crashed into the Ethan Allen sign, disrupting his restaurant’s operations. Carmine emphasized the dangers posed by high-speed exit traffic, stressing that the area had a history of accidents. He criticized the decision to open a dispensary in what he deemed an unsafe location, questioning how the town could justify placing such a business on a highway exit that already posed dangers to both drivers and pedestrians. His comments underscored community apprehensions about the potential for increased accidents and the impact on local businesses.

As the meeting proceeded, the board discussed conditional approval for another application under consideration. This would allow the applicant to seek necessary approvals from other agencies before returning for final board approval. The board’s attorney clarified that any changes mandated by external agencies would require the applicant to return to the board for review. Previous cases, such as the Newbridge Landing train station, were cited as precedent for this approach. The motion to approve included conditions, such as coordinating with the borough police for traffic safety and hiring on-site officers during the initial months of operation.

The meeting also addressed an application regarding an undersized lot and proposed improvements that included a new driveway and walkway. The applicant sought to increase the allowed coverage from 35% to 45.56%. However, it was revealed that modifications had been made to the property without the necessary permits, including painting and the addition of a new sidewalk. The board emphasized the importance of having accurate calculations before making a decision.

Further discussion on the development of 254 Midland Avenue focused on impervious coverage and potential overdevelopment. The board debated the appropriateness of permeable options for the driveway and the potential for a 50% discount on impervious coverage. Discrepancies between the current state of the property and its depiction on Google Earth, including the removal of trees, were noted. The need for a new survey was reiterated, with the board suggesting that the applicant reassess the situation and return with a plan.