The focal point of the meeting was the analysis of mixed-use zoning regulations led by David Novak of Burgess Associates, the borough’s planning consultant. The council deliberated on the current zoning practices that permit residential units above the first floor in several districts, yet mandate some form of non-residential space on the ground floor. Novak highlighted the challenges developers face in meeting these criteria, often providing minimal non-residential space to comply with regulations.

The data presented revealed a stark contrast in the proportions of commercial space in mixed-use developments located downtown versus those outside. While downtown projects boasted commercial spaces ranging from 16.4% to 85.8% of the total building area, those outside downtown varied between 4% and 23.9%. This discrepancy raised questions about the sustainability and vibrancy of retail spaces, especially given the rising e-commerce trends and the post-pandemic retail landscape. U.S. Census data showed a noteworthy shift towards e-commerce, with 16.3% of retail sales moving online in 2025, further exacerbating the struggles of traditional retail.

In response to these challenges, Novak proposed three potential zoning regulation options. The first option suggested establishing a uniform percentage requirement for non-residential space across all districts. This would ensure a baseline contribution to commercial space while allowing flexibility for smaller projects. The second option focused on designating specific districts, primarily downtown, where mixed-use environments could thrive, potentially removing such requirements in less central areas. The third option, which was met with hesitation, proposed eliminating mixed-use requirements altogether.

Council members engaged in a discussion on these options, considering successful practices from other towns and the unique proximity of Tenafly’s zones. The importance of maintaining vibrant ground-level activity in mixed-use spaces was emphasized, with some members expressing concern about over-reliance on dining establishments, which could be vulnerable to economic downturns.

The conversation then shifted to opportunities for Burton County Community Development Block Grant (CDBG) funding. Tenafly’s eligibility is limited to projects that enhance accessibility in public buildings due to its economic status. Suggestions included making bathrooms at the little league fields and the swim center accessible. The council was reminded of the December 19th application deadline and encouraged to propose projects that meet funding criteria, with a preference for those maximizing impact.

Public amenities were also a topic of interest, with discussions around the renovation of public bathrooms at various locations. The need to prioritize projects based on funding availability and the potential disruption to field usage during construction was acknowledged.

Financial updates on the borough’s swimming pool revealed a successful season, with revenues surpassing expectations. The pool generated $399,576 by the end of September, allowing for a $60,000 return to the general fund from an initial appropriation. Membership numbers increased dramatically, with particular growth among families and senior citizens in Tenafly. The council expressed optimism for the pool’s continued success and discussed potential upgrades for the next season.

The meeting also included recognition of local cultural and community events. A proclamation for Diwali Week was presented by high school students, highlighting the festival’s significance and encouraging residents to learn about its cultural and religious importance. National First Responders Day was acknowledged, honoring the essential contributions of public works professionals and emergency personnel.

Local sports initiatives were celebrated, with updates on the successful season of the swim team and ongoing Little League field construction projects. The council awarded a contract for the Little League field project and discussed potential improvements to the tennis courts at Roosevelt Commons.

As the meeting concluded, the council addressed various ordinances and resolutions, including those related to property maintenance and community development. Committee reports highlighted upcoming community events, such as a fall festival and a pancake breakfast, fostering community engagement.