32:58A major focus of the meeting was the proposed Crystal Restaurant’s potential impact on local traffic. Concerns were raised by Porsha Batam, a public attendee, about the already congested Route 22, particularly during peak hours. Justin Taylor, a traffic engineer, presented detailed analyses, assuring that the new restaurant would generate less traffic than the previous gas station. He estimated a maximum of 18 additional trips during peak hours, far below the New Jersey Department of Transportation’s threshold for significant impact, set at 100 new trips.

Taylor elaborated on the traffic flow improvements planned for the site. Existing driveways would be consolidated into a single access point, meeting NJDOT standards and enhancing safety. The site design includes a counterclockwise circulation pattern for vehicles with separate lanes for drive-thru and parking. Taylor assured that pedestrian safety would be prioritized, with sidewalks and strategically placed parking spaces designed to keep foot traffic away from drive-thru lanes.

50:05Addressing environmental concerns, the board considered the site’s history as a former gas station with existing non-conformities, such as underground tanks and monitoring wells. The project proposes a 257-foot building with drive-thru facilities and 25 parking spaces. The site plan includes a significant landscaping upgrade, increasing green space by approximately 3,000 square feet and introducing 17 new trees and 161 shrubs. These measures aim to buffer headlights from neighboring properties and enhance the site’s aesthetics.

The proposal also includes variances for lot depth, size, and rear yard setbacks. The plan involves increasing the rear yard setback from 43.5 feet to 53 feet, providing additional space between the development and residential areas. A six-foot-high vinyl fence will run parallel to the property line, further shielding neighboring views.

Operational logistics were another key topic, particularly concerning garbage collection and parking. While the ordinance requires a minimum of 11 parking spaces, the project proposes 25, allowing for flexibility in site design. Garbage collection will occur during off-peak hours to minimize traffic disruption, though concerns were voiced about potential noise from garbage trucks. Adjustments to the garbage pickup route were discussed, including counterclockwise site access, potentially sacrificing one or two parking spaces to maintain smooth operations.

1:07:39The board addressed lighting and signage for the new establishment. The lighting plan ensures that the rear of the property will not be illuminated, mitigating concerns from nearby residents. Signage will include a front-facing sign above the door and a side-facing sign toward Route 22, both requiring variances due to size limits. A previously planned rear sign was eliminated, reducing the impact on the residential area behind.

50:05The design includes provisions for ADA parking and an electric vehicle charging station, meeting New Jersey mandates. Snow removal procedures were briefly discussed, with available parking spaces designated for snow storage if necessary.

1:07:39Environmental oversight will continue, with 13 monitoring wells remaining on site to ensure ongoing compliance.

0:00Ultimately, the board unanimously approved the application, signaling support for the project’s potential to transform the site and provide economic benefits to the community. The new Crystal Restaurant is expected to attract a wide range of customers and offer 24/7 service, pending local regulation compliance. The restaurant’s opening will mark Crystal’s first venture into New Jersey, expanding its reach into northern markets.