July 16, 2026, Regular Meeting

buffer strip of a minimum of 20 feet away from the rear property line, or basically the lot where the residential use is. e The building height is an existing condition that was done in order to maintain the height and the consistency of the existing building so that the addition does blend in. The front yard setback, as was spoken about at the last meeting, was already non-conforming at 14. The non-conformity is being increased because of an aesthetic improvement, which is also part of why the application meets the positive criteria for the non-conforming expansion. The 2019 Master Plan recommends that the Council actually look into permitting mixed-use development in multifamily in certain business districts. Both of these uses are permitted in the zone. Office use is permitted, residential is permitted, just not together in one building. The Master Plan, along with the purposes of zoning within the MLUL, encourage a growth of sustainability, whether through EV spaces or the stormwater improvement to the site. Those applications certainly meet the purpose of that recommendation. The circulation of the Master Plan encourages the improvement of connectivity. In fact, the goals and objectives in the 2019 Master Plan to improve the environment, reduce greenhouse gas emissions, promote healthy living habits, and encourage transportation choices are all advanced through this application. The project allows for proper separation of light and air to adjacent structures and residential properties. It brings the site as a whole into more conformity with the majority of the zone standards. It proposes two (2) permitted principal uses that are within walking distance to community facilities and public transit. The structure is being improved and designed in a way that matches the surrounding buildings. The lot is being improved by stormwater resiliency mitigation. The proposal uses the tenets of smart growth and sustainability, advancing the goals of the town's master plan. Mr. Sullivan had no redirect. BOARD QUESTIONS = M. Dannemiller asked about the NJ Transit bus stop being just a pole and whether or not it's going to get moved. Mr. Sullivan said yes. = Mr. Dannemiller asked about impervious coverage, total bulk of that, the existing condition has a significant driveway on the south edge of the property and whether it is going to be removed in order to meet

nemiller asked about impervious coverage, total bulk of that, the existing condition has a significant driveway on the south edge of the property and whether it is going to be removed in order to meet the total impervious cover. Ms. Marione said that it is in the site plan, but asked Mr. Sullivan, if he would want the site engineer to talk to it. It appears as though the south edge has two sets of stairs. M. Dannemiller said that he just wants to make sure they are not going down to a driveway, but to something else (i.e. a walkway on the south side of the high school side). = Chairperson Neuer asked about the bus stop, and whether or not it would be relocated? M. Dannemiller said that he would venture that it could be made a condition to ensure that the bus stop is relocated. Otherwise, it's in the middle of the driveway. Just has to move down a few feet and get re-reposted. Mr. Sullivan ensured that they could make that happen and are ready to accept that as a condition. = T. Ben-Zvi said that there was an issue that was raised by Mr. Scott about the driveway specifically, turning left out of the driveway into Pleasant Valley Way, and asked if there was any further discussion about this issue on whether to limit (meaning that there won't be any left turn out of the driveway). Mr. Sullivan answered that if the Board imposes that condition, as there were no other uses on that stretch of Pleasant Valley Way that have that kind of