The discussion around the flex space project highlighted its complexity and the need for compliance with local zoning and planning regulations. The project, proposed by SMC Properties LLC, consists of eight individual units designed to serve various trade services. It seeks variances related to landscape buffers and signage, with the latter allowing for eight signs, one for each tenant, which remain well below the ordinance’s permissible size. The board expressed concerns about the proposed driveway design, which deviates from original plans approved five years prior. The driveway’s adequacy for emergency access and larger vehicles, such as tractor trailers, was questioned, prompting board members to recommend a site walk to assess these concerns in person.

Traffic impact was a focal point, with the board scrutinizing a traffic report based on counts from 2022. The report projected that the site could generate up to 29 peak hour trips, raising concerns about the capacity of Route 33 and the proposed site’s driveway to handle increased traffic. The board noted that the level of service for vehicles exiting the site was classified as E. The applicant’s traffic expert, Scott Kennel, suggested that the addition of a dedicated left turn lane would mitigate some congestion, although board members remained cautious about the potential for actual traffic to exceed projections. The board emphasized the need for an updated traffic study to reflect current conditions and ensure that the driveway design accommodates all vehicle types anticipated to access the site.

Parking arrangements were another critical aspect of the proposal, with 67 spaces planned, including 18 designated as “green banked” for potential future use. The board debated whether the proposed parking would meet the needs of various potential tenants, especially if more intensive uses, such as a private school or trade services, occupied the space. Concerns were also raised about how the site would accommodate delivery vehicles, given the absence of dedicated loading spaces and the anticipated low frequency of deliveries.

In light of these unresolved issues, the board agreed to carry the application over to the January 2, 2025, meeting. This decision allows the applicant time to conduct further site evaluations and address the board’s concerns, including those related to traffic safety, parking adequacy, and fire bureau requirements. The board emphasized the importance of ensuring that all outstanding issues are resolved comprehensively before any final approval is granted.

In addition to the flex space project, the meeting addressed several other applications and waivers. Vander Industrial Partners LLC sought and received submission waivers for two separate cases, which involved minor subdivisions and site plans. These waivers were granted after the applicant’s representative agreed to meet specific checklist requirements related to drainage and soil erosion plans.

The board also noted the significance of the upcoming January 2 meeting, which will include the appointment of new board members. Additionally, the board reminded attendees of the forthcoming work on the housing element and fair share plan of the municipal master plan, highlighting ongoing regulatory requirements that will require attention in the coming year.