The most notable agenda item was the application by Autoland for preliminary and final site plan approval to expand its existing facility on Route 22 East. The expansion aims to improve customer experience by adding a new 7,294 square-foot service drive building, which will modernize the drop-off process and provide a comfortable waiting area. The board scrutinized this proposal intensely, focusing on traffic flow, pedestrian safety, and compliance with zoning regulations.

Joseph Atina, the vice president and general manager of Autoland, outlined the operational benefits of the expansion, emphasizing that the new structure would streamline service processes without increasing employee numbers or parking needs. The new layout will allow customers to enter a service lane directly. The board members expressed concerns about potential traffic conflicts, particularly the routing of service traffic through the sales area, which could lead to congestion and safety issues. They discussed the necessity of creating designated pedestrian walkways and implementing signage to ensure safe crossings within the dealership’s premises.

Joshua Tiner, a professional engineer representing Autoland, provided detailed testimony on the site plan, highlighting that the property met the conditional use criteria and that the expansion would not exacerbate existing non-conformities. Tiner assured the board that the new construction would harmonize with the existing buildings and enhance operational efficiency. He also addressed concerns about drainage and stormwater management, confirming compliance with New Jersey regulations and the addition of green spaces to improve site aesthetics.

Significant dialogue ensued regarding the number and height of signs on the property. The application included a request for a variance to install a new Toyota brand sign exceeding the permitted height limit. The board debated the necessity of multiple signs and their impact on site navigation and visual appeal. The applicant argued that the signs were essential for directing customers effectively, though some existing signs did not comply with height and setback regulations. The board requested modifications to ensure compliance with local standards while maintaining clear customer directions.

The meeting also covered the need for additional ADA and Electric Vehicle (EV) parking spaces. The applicant committed to reconfiguring ADA spaces to improve accessibility and confirmed the installation of 18 EV spaces from the outset of construction.

Discussions on the Autoland expansion revealed broader concerns about pedestrian safety and site organization. The board suggested implementing crosswalks and traffic calming measures to protect customers navigating between service and sales areas. The applicant expressed willingness to collaborate on these enhancements.

In addition to the Autoland expansion, the board reviewed several residential applications. David Gisler’s request for a front yard variance for an air conditioning condenser on Short Hills Avenue was approved, conditional on additional screening to conceal the unit from street view. Scott Richard Marston’s application for a front yard variance for a porch on Brook Street was postponed, requiring more detailed renderings and drainage plans.

Another residential application by Jin Orlans for a lot coverage variance to extend a driveway on Ruby Street was approved. Orlans explained the necessity of the extension due to family size and parking restrictions, assuring the board that the pavers used would allow for proper drainage.