Jay B. Cornell

The meeting included the review and approval of an application from Zbigniew Smagacz (#26-02) seeking variances, primarily a bulk variance for the installation of an in-ground pool, requiring adjustments to the standard 10-foot setback due to a two-level yard configuration. The Board also proceeded with the formal memorialization of previous resolutions, specifically for applications #25-14 (EPIC Church), #25-15 (Lestuck Properties, LLC), and #25-23 (Salvatore Reno). The proceedings concluded with an adjournment after the minutes from the December 10, 2025 meeting were accepted.

The meeting commenced with a roll call establishing a quorum. Key discussion points included a consistency review for the Hercules Redevelopment Plan 2, specifically focusing on five parcels within the former Sunshine Biscuit site, which relates to the borough's NJSA4A 12A7E ordinance. The presentation detailed how the plan aligns with the 2013 Master Plan, the 2023 Master Plan Re-examination Report, and the 2023 Land Use Element, addressing goals related to aesthetics, permitted uses, floor area ratio, visual environment, sustainability standards (including green infrastructure and EV charging), business community maintenance, and circulation/transportation planning. The plan proposes retaining current zoning for four smaller parcels while redeveloping the largest parcel into an SEDHR zone. The board also opened and closed a brief public session, during which no members of the public spoke, before adjourning.

The primary focus of the meeting was a consistency review for the Hercules Redevelopment Plan 2, which concerns five parcels, including the former Sunshine Biscuit site, totaling approximately 58 acres. The plan aims to be consistent with the borough's 2013 Master Plan, 2023 Master Plan Re-examination Report, and the 2023 Land Use Element. Discussion points included establishing design standards, bulk standards (setting the floor area ratio at 0.45, which curtails a previously suggested ratio), eliminating heavy industrial uses, and preserving environmentally sensitive areas. The plan incorporates green infrastructure requirements, such as LEED standards, EV charging stations, and consistency with updated stormwater ordinances. Significant attention was given to circulation, restricting vehicle access on Bordentown Avenue and setting specific rules for truck movement on Journey Mill Road. The board also reviewed the borough housing plan element and fair share plan as a presentation item.

The meeting included a confirmation that the session was advertised according to the sunshine law and established a quorum. Key discussion centered on planning board item 25-03, a preliminary and final site plan application by Caravan LLC for an approximately 9,300 square foot car wash, quick lube, and detailing business in the B3 zone. The plan involves four lube bays, three detailing bays, and one car wash tunnel. The applicant proposes dedicating property for the right-of-way dedication along Carney Road to normalize its width. The discussion covered required variances and waivers, specifically concerning parking (16 spaces proposed vs. 31 required), signage (three freestanding signs proposed vs. one permitted), and loading space dimensions. The engineer presented exhibits detailing existing conditions and the proposed site layout, noting compliance with storm water management requirements via an infiltration basin. Issues raised included the status of NJ DOT approval, environmental impact (noted as minimal since existing overgrown grass is being cleared), site grading drainage, and fire water pressure adequacy, which is pending confirmation from the water company. The feasibility of waste collection truck maneuverability was also addressed.

The meeting included a proclamation declaring January as Muslim American Heritage Month, celebrating the history and contributions of American Muslims in New Jersey and Sarville. A significant portion of the discussion focused on the repurposing of a historic 1909 building (original Borough Hall, former firehouse and police station) following a successful referendum. Architects presented schematic floor plans for the renovation, emphasizing the need to meet modern ADA accessibility standards, including adding an elevator and ramps, which necessitates a structural study. The discussion also touched upon the poor condition of current municipal office trailers, citing instances of water leaks and general disrepair, which reinforces the need for the building renovation project. The architects noted that while efforts were made to preserve historical elements like existing jail cells in the basement, many interior features were deemed unsalvageable due to hazardous materials and code compliance issues.