Ms. DeMarzo asked why there is no screening around the dumpster. Mr. Macfarlane replied they do not have any screening proposed around the dumpsters given their locations and that they are pretty far back on the site and out of the public view. They did not propose any screening for the dumpsters, so they are asking for that waiver on landscape screening around the dumpsters for this particular site. Mr. Macfarlane then corrected himself because the landscape plan does show bushes around the back end. He confirmed that they do have some proposed so they do not need that waiver.

Ms. DeMarzo asked about the lighting. Mr. Macfarlane said they had a very small comment about adjusting the lighting slightly. Mr. Bressi asked if they could work with the Police Department on the lighting because they may encourage some lighting up where William Street used to continue and at the back entrance to Willow Point. Mr. Macfarlane replied extra lighting is pointed in that direction so far, but they could add another light along Diana Road. They have no objection to adding lighting on Diana Road which they would keep on their property so it does not have to become part of the lease.

Mr. Sullivan made a motion, seconded by Mr. Bressi, to take a short break starting at 8:32 p.m. All members in favor among those present.

Mr. Sullivan made a motion, seconded by Ms. DeMarzo, to go back into session at 8:44 p.m. All members in favor among those present.

Scott Kennel, a Traffic Expert with McDonough & Rea Associates located at 1431 Lakewood Road in Manasquan, was sworn in and the Board accepted his credentials. His office prepared a traffic study dated March 9, 2026. And as part of that traffic study, they conducted traffic counts at the phantom intersection of William Street and East Commodore in February of this year. They conducted the counts from 7:00 a.m. to 10:00 a.m. and from 3:00 p.m. to 6:00 p.m. Basically, the morning peak hour is 8:15 a.m. to 9:15 a.m. with approximately 430 vehicles two-way in that section of East Commodore. In the afternoon, the peak hour is from 3:30 p.m. to 4:30 p.m. with approximately 530 vehicles two-way on East Commodore. Given the type of use that is proposed here, they consulted the Institute of Transportation Engineers Trip Generation Manual and determined that during the morning peak hour, the new 20,000 square foot building would generate approximately 17 trips. That is two-way in and out. And then in the afternoon, it would be 24 trips. They assigned those trips to East Commodore with approximately 60% to the east and 40% to the west. Their analysis did not consider any traffic going out to Diana just to perform a worst case conservative analysis. Consistent with the Ocean County Planning Board, they looked at a ten year projection utilizing the traffic growth rates published by the New Jersey Department of Transportation. And in looking at the 2036 traffic volumes for the site access to East Commodore, they determined that the exiting movements out onto East Commodore would operate on level service B, well below the design threshold of level service C to D. And then the eastbound left turn movements from East Commodore to the site would operate a level of service A, meaning that the delays would be less than ten seconds per vehicle making that maneuver. The site plan has been designed to accommodate large wheelbase vehicles and they have parking that meets and exceeds the ordinance requirements. Mr. Kennel is in favor of what the Board has recommended, he thinks it is a good recommendation, where the access out to Diana would be exit only with left movements towards Herman.