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Roxbury Zoning Board approves Reuther Manufacturing site plan and use variance, sets conditions
Summary
The board memorialized approval for Reuther Manufacturing to continue masonry manufacturing at 155 Main Street, granting use and bulk variances and multiple waivers while imposing conditions including NJDEP approvals, lot consolidation, limits on outdoor storage, and a 6-foot perimeter fence.
The Roxbury Township Zoning Board of Adjustment on March 9 memorialized a resolution approving Reuther Manufacturing’s application for ex post facto use variance, preliminary site plan approval and associated bulk variances for the property at 155 Main Street (blocks and lots spanning the PO/R and B-2 zones).
The applicant (Reuther Manufacturing) presented expert testimony from engineers Daniel T. Sehnal, PE, and Danielle Lescrinier, PE, and planner Matthew Flynn, PP. The board’s record notes the property has operated in its current use for decades, includes outdoor storage and several existing buildings, and is split between a Professional Office/Residential (PO/R) zone and a Highway Business (B-2) zone. The board found positive and negative criteria satisfied under the Municipal Land Use Law and Medici v. BPR Co. and granted the requested relief, including increased impervious coverage (approved at 73.6% where 55%/60% are permitted in applicable zones), certain fence-height variances, and design waivers tied to curbing, sidewalks, and lighting.
Approval includes a lengthy set of conditions: the applicant must obtain any required approvals from the New Jersey Department of Environmental Protection (NJDEP) for wetlands/transition area work, remove debris and restore 3,872 sq ft of disturbed land, install a six-foot chain-link fence with privacy slats, provide enhanced landscaping (including a Route 10 buffer with planting mature to 14 feet), delineate and stake outdoor storage areas (storage limited in certain ROW areas), consolidate the three lots into one taxable lot and secure a vacation of the unimproved portion of Main Street right-of-way from the Township Council prior to executing merger deeds, and submit as-built plans and lighting cut sheets for engineer review. The board also limited hours of operation so that no activity occurs on the property between 11:00 p.m. and 6:00 a.m.
The resolution lists additional standard conditions: payment of fees and escrows, compliance with representations made at the hearing, inspections to the satisfaction of the Township Engineer, and compliance with professional reports (including the Township Engineer’s November 5, 2025 review). The board found the benefits of the approvals — increased buffering, decreased hardscaping in portions of the site and enforceable site plan controls — outweighed any detriments. The resolution was memorialized March 9, 2026.
Next steps recorded in the resolution require the applicant to secure required agency approvals and final major site plan sign-off before seeking certificates of occupancy or closing permits.
