The redevelopment plan for the Dunkin’ Donuts at the site proposes a 1,117 square foot building equipped with a double-lane drive-thru aimed to improve customer service efficiency and traffic flow. The representative of the property owner highlighted the design’s intention to maintain a steady movement of vehicles, with an average service time goal from menu board to pickup window. Emphasizing the importance of the drive-thru during the COVID-19 pandemic, the presenter also noted that the new layout is projected to handle over 200 vehicles per hour based on observations from other Dunkin’ locations.

The operational strategy includes kiosk ordering and a separate pay and pickup window, which is anticipated to streamline the process and accommodate phone-in orders effectively. To mitigate the impact on the local traffic, the board discussed issues such as signage for directing traffic and the possibility of traffic violations due to unclear restrictions on turns. There were also concerns about the Dunkin’s proximity to the boulevard and the safety of nearby residents, especially during peak business hours.

In addition to the Dunkin’ redevelopment, the proposal also includes the construction of a three-story residential building with two stories of living space above parking. The residential building’s footprint is approximately 5,340 square feet and will incorporate 12 parking spaces and landscaping features. The addition of EV-ready parking spaces was also discussed, with the board expressing satisfaction that these would be located outside the building, in line with the state’s phasing in program for such stations.

The board also reviewed the impact of the residential development on the downtown area, debating the benefits of introducing pedestrian traffic through the construction of the residential building. While some residents expressed opposition due to potential impacts on privacy and property values, others highlighted the balance that the seven-unit building could bring to the downtown without being overpowering.

The project planner presented planning justifications for the necessary use variances, focusing on the redevelopment’s alignment with modernization and the repurposing of the site. The planner emphasized the co-mingling of the commercial drive-thru with a residential component as beneficial for activating downtown areas and providing housing in appropriate locations. However, some board members raised concerns about the current traffic situation at similar sites, citing a Starbucks in Cranford as a problematic comparison due to its small size and single-lane drive-thru.

A resident’s suggestion to make the street one-way to discourage traffic was acknowledged but clarified that such a decision falls under the governing body’s jurisdiction. Questions were also raised about the potential impact on infrastructure, with specific concerns about the height of the building and the advisability of underground parking to alleviate those concerns.

The board’s discussion included responses to comments on the adequity of screening between the multifamily building and adjacent lots, the underdrain system, and the lighting for the EV parking spaces. Traffic-related concerns, driveway configuration changes, and the impact of existing parking spaces on the right of way were also addressed. The potential for light pollution for neighboring residents and snow removal procedures were clarified, and the board noted the need for further soil testing.

The Planning Board decided to conduct a second traffic study before moving forward with the application, voting in favor of and discussing the logistics of hiring a traffic professional at the expense of the applicant. Concerns over potential flooding issues related to the proposed renovations and their impact on the surrounding properties, particularly in relation to the changing water table and flood insurance requirements, were also raised.