June 3, 2026 Planning Board Regular Meeting Minutes

o Extensive parking lots interrupting the streetscape. o Vacant storefronts creating an uninviting pedestrian environment. © Buildings that fail to encourage walking or exploration along Main Street. - He argued these conditions diminish both aesthetics and commercial vitality. - Mr. Mastropietro explained that loading operations at the existing Rite Aid site were difficult. o Using photographs and diagrams, he described how large tractor-trailers currently: m Require complicated turning movements Occupy multiple traffic lanes while entering the property Need lengthy maneuvering that can take approximately 15 minutes. Cannot easily exit via Irwin Place Cannot safely reverse onto a county road because Essex County prohibits such movements - Mr. Mastropietro discussed "last-mile deliveries," where trucks stop briefly for deliveries. ©.” He presented examples showing that delivery vehicles often: a Stop in travel lanes, disrupting traffic m Park on sidewalks, forcing pedestrians into the street w Ignore existing "No Parking Anytime" restrictions because no practical loading area exists - Mr. Mastropietro emphasized that his practice designs human experiences, not simply buildings. - | He contrasted current site ‘conditions with renderings of the proposed redevelopment. - According to him, the project aims to: © Significantly improve architectural quality o Enhance Main Street's appearance © Create a stronger pedestrian-oriented environment + The proposal would replace numerous driveways with: © One clearly defined entrance. © One clearly defined exit. - - Asmall loading area would be located on Irwin Place for smaller delivery trucks. - Two employee parking spaces would remain separate because: o Existing grades create steep slopes © The slope is unsuitable for ADA accessibility and shopping carts © The proposal lowers portions of the site to improve accessibility - Mr. Mastropietro stated that the design team thoroughly reviewed the township's zoning ordinance and Master Plan - Mr. Mastropietro summarized three goals: © Construct a high-quality architectural building suitable for the community © Improve customer experience and strengthen Main Street activity © Develop an environmentally sustainable ("green") building - Mr. Mastropietro described his design as holistic architecture, focusing on: © The building's relationship to its surroundings © Pedestrian

Develop an environmentally sustainable ("green") building - Mr. Mastropietro described his design as holistic architecture, focusing on: © The building's relationship to its surroundings © Pedestrian safety o Parking design - He explained that sidewalks are essential public spaces - The building is intended to become a natural extension of the existing streetscape rather than appearing isolated - Consolidating entrances into a single access point: © Eliminates multiple curb cuts