The application by Somerville Estate LLC was a key focus of the meeting, proposing to add a kitchen to an existing convenience store. This proposed change necessitated several variances due to pre-existing conditions. The property, located at the intersection of Route 28 and Park Avenue, falls within the ECBD E-B2 zoning district and already meets numerous zoning standards, such as lot area and parking space requirements. Despite these compliances, variances were sought for existing non-conformities, including a front yard setback and sidewalk width.

Frank Farrell, an expert in civil engineering, provided detailed testimony on behalf of the applicant. He explained that the property features a trapezoidal shape with two driveways and complies with several lot criteria, including a lot area of 16,542 square feet, exceeding the minimum requirement. Farrell emphasized that no new site work was proposed, and that all requested variances pertained to existing conditions. The addition of a kitchen would not alter the building’s footprint, and the site would maintain its operational history as a convenience store.

The board addressed concerns regarding the property’s infrastructure and its potential impact on the surrounding area. The adequacy of existing stormwater management systems was confirmed, with no major upgrades required. Lighting compliance with borough ordinances was also discussed, with assurances given that light levels would be measured to ensure adherence. The store’s operating hours were set from 6:00 a.m. to 9:00 p.m., with the kitchen closing earlier due to low dinner demand.

The application process included the input of a licensed professional planner, who confirmed that the proposed kitchen addition aligns with the Eastern Central Business redevelopment plan. The planner detailed the variances sought, including those for front yard setbacks and sidewalk width, and highlighted the mitigating factors, such as landscaping buffers and existing mature trees, which contribute to the site’s environmental benefits.

In addition to the application for the convenience store expansion, the board addressed several other topics. A notable discussion involved updates on the town’s redevelopment plans. The board received an update on the increase of the floor area ratio from 25 to 30, a change intended to facilitate more flexible development standards. The B5 Route 22 area’s zoning was also under review, with the council requesting an examination of allowable uses, although this matter was still in its introductory phase.

The board discussed ongoing developments in the West and East End redevelopment plans. While no immediate actions were required for the West End, the East End plan remained under review. The board also considered updates to the town’s master plan, with internal reviews scheduled before the public hearing phase. The planning board was tasked with ensuring that the stormwater ordinance complies with new New Jersey requirements, though a full discussion on this topic was deferred to a future meeting.

An attempt was made by Jeffrey Kaiser from the environmental commission to discuss stormwater control recommendations. However, public comments were closed, and Kaiser was advised to submit any documents for review instead. The board expressed its intent to engage with the commission at a later date, allowing sufficient time for thorough consideration of the materials.

The meeting concluded with various procedural decisions, including commitments to address issues such as trash management and signage compliance. The board unanimously approved the application for the convenience store expansion, with conditions set to enhance the property’s functionality and integration into the community.