At the heart of the deliberations was the request for variances and design waivers necessary for the project to move forward. ARG Glassboro Developers LLC sought variances for multiple uses on one lot, floor area ratio, pavement coverage, front yard setbacks, and design waivers related to parking spaces, loading space, and drop-off and recreation areas for the daycare. Additionally, the applicant requested a conditional use for the drive-thru coffee shop, adhering to specific criteria such as vehicle stack and bypass lane arrangements. Safety measures, including a six-foot tall vinyl fence around the playground and bollards, were also proposed.

The applicant’s civil engineer, Jared Thomas, recognized as an expert witness, detailed the variances and safety features of the site. In addition to site design considerations, the board examined a traffic assessment report, which highlighted that the total projected trips for the proposed uses would exceed those generated by the existing Friendly’s restaurant. Concerns were raised about the potential for pass-by trips, which are not new traffic but could nonetheless affect the area’s congestion levels.

Parking emerged as a topic, with the plan proposing stack parking for 10 cars and the inclusion of electric vehicle (EV) charging stations. The proximity of these spaces to the daycare center prompted safety concerns, alongside the discussion about 24-hour access and potential monetization of the charging service. The applicant also sought approval for a 300-child enrollment cap at the daycare, with the building accommodating a maximum of 165 students at any given time, exceeding the maximum permitted in residential zones.

Operational aspects of the proposed development, including the seating capacity for the new Friendly’s restaurant and the coffee shop, were scrutinized in relation to parking space provisions. The board’s interest extended to the site’s circulation, the layout’s impact on public sewer and water services, and the need for letters from applicable utilities.

Debate ensued over the daycare’s outdoor recreation area size, with the applicant advocating for a 5,000 square foot area, larger than the required 4,000 square feet for up to 100 children. The board considered the necessity of a drop-off area, which the applicant deemed unnecessary, arguing that parents typically park and escort their children inside.

The traffic and parking challenges posed by the coffee shop were a particular concern, especially the implications for traffic flow and potential congestion during peak times. Questions about the adequacy of parking for the daycare and coffee shop customers, as well as the logistics of deliveries for both establishments, were raised. The board also addressed the floor area ratio, which exceeded the limit for one lot but complied when considering the two lots together.

After a thorough discussion, the board proceeded to vote on the requested variances, leading to a split decision.