A major highlight from the meeting was the contentious discourse surrounding the signage for the proposed development. The applicant has proposed a freestanding sign on Route 31, standing 18 feet tall, which has drawn criticism from some members who described it as “huge.” There was a push to reduce the sign to a maximum of 100 square feet to better align with existing regulations. The discussion also touched on the potential impact of such signage on traffic patterns, with concerns about setting a precedent for similar requests from other properties. Despite this, it was argued that the unique architectural design and distance from the street justified the proposed sign size.

The board also examined the necessity of wall signage, which exceeded permitted dimensions, but was argued to provide essential visibility for the site’s driveway access. The proposed design involved individual letters on a stone backdrop, intended to mitigate visual clutter.

Another crucial aspect of the meeting was the stormwater management plan for the development. The site currently exceeds the allowable impervious coverage, prompting discussions on strategies to address runoff effectively. A detailed analytical approach was presented to demonstrate compliance, though skepticism remained among board members about meeting regulatory requirements. Suggestions included the implementation of rain gardens and vegetative filter strips, with the applicant urged to explore additional options to satisfy stormwater regulations fully. This component of the project is critical, as the proposed development aims to reduce the current impervious coverage from 81% to 79%.

The board also emphasized the importance of landscaping in the redevelopment plan, advocating for the integration of native tree species and green elements to offset the site’s asphalt-heavy appearance. The applicant expressed willingness to collaborate on enhancing the landscape design, which was seen as a positive step towards aligning with the community’s character.

In addition to these discussions, the meeting highlighted the long-term vision for cross-access easements as part of the area’s master plan. There was a consensus that such linkages could reduce vehicular traffic on local streets. However, the feasibility of implementing these easements depends on future developments of adjacent properties, such as the Wendy’s drive-thru, which has an uncertain redevelopment timeline.

The introduction of the traffic engineer, Mr. Cory Chase, provided clarity on the proposed improvements to site access and parking efficiency. The plan involves transitioning from angled parking with one-way circulation to a two-way layout with 90-degree parking, increasing the number of parking stalls from 99 to 113. This redesign seeks to enhance safety and navigation for both delivery vehicles and customers, with no changes to existing access points on Route 31.

The board reviewed the necessity of various variances requested for the project, which included existing non-conformities and adjustments to maximum floor area ratio and impervious coverage. The applicant’s planner argued that the modernized development would align with the local land use pattern and state redevelopment plan, framing it as an enhancement to the retail corridor.

The meeting concluded with a motion to approve the application, incorporating specific changes and conditions, including landscaping considerations and signage uniformity. The applicant was encouraged to engage with the Shade Tree Commission to ensure the inclusion of native species in the landscape plan. The board also approved financial matters and decided to enter an executive session to discuss litigation related to a billboard, with no plans to return to public session afterward.