The most debated topic of the meeting was the use variance application from Stone Core, a long-standing business seeking to expand their facility with a new warehouse addition. Stone Core has operated on East Park Avenue for approximately 60 years and proposed expanding their building to increase operational efficiency. However, the proposed expansion was not compliant with the zone’s permitted uses, requiring a use variance. The application also requested several setback variances due to the site’s proximity to Park Avenue and Pine Street, and it exceeded the maximum allowable impervious coverage by 2%.

Representatives from Stone Core presented detailed testimony highlighting the necessity of the warehouse for their operations. Despite the business’s history, the proposal faced significant opposition during the public comment portion of the meeting. Resident Scott Malloy, who lives across the street, voiced concerns about increased truck traffic and the continuous operation of a ventilation system, which would run without air conditioning. Malloy’s testimony emphasized potential negative impacts on the residential neighborhood, particularly regarding noise pollution and increased vehicular movement.

After considering the presented evidence and public concerns, the board concluded that the proposed expansion was incompatible with the neighboring residential area, leading to the denial of the use variance application. The board did not proceed to vote on the bulk variances and site plan, given the primary application’s denial. The motion for approval received four yes votes and two no votes, ultimately rejecting the proposal.

In contrast, the meeting saw unanimous approval for Emily Kimble’s application to establish a dance studio on South Lenola Road. Kimble sought to transform a vacant insurance office into a dance studio, a use not currently permitted in the Business Development (BD) Zone. Despite this, board members acknowledged the area’s existing trend of non-sales businesses, such as a yoga studio and chiropractor, which could justify the studio’s inclusion in the business landscape.

Kimble detailed her plans, stating that the studio would employ five staff members, including herself, and operate during specific hours throughout the week. Class sizes would vary, with the largest accommodating about 15 students. She addressed potential concerns, such as waste management and parking, by committing to hire a private service for trash disposal and noting ample parking in the adjacent shopping center. Approximately 90% of parents typically drop off children, minimizing parking impact.

She also expressed hopes to increase student numbers, which the board considered in their deliberations. After a public comment session with no voiced opposition, the board approved the use variance with a site plan waiver by unanimous roll call vote. Congratulations and well-wishes were extended to Kimble.

Additionally, the board addressed several other applications. Greg and Renee Buck’s request for a front porch addition on Martin Avenue received approval, despite a minor setback variance request. Their proposed porch design, initially flat with the option to later modify to an angled roof, was unanimously supported after a positive endorsement from a neighbor. William Kiny’s application for certification of pre-existing duplex status on Spruce Avenue was also approved, based on documentation confirming its historical use as a duplex since 1993.

Lastly, the board reviewed Emirate 73 Realty’s proposal to occupy a long-vacant property on Route 73 South as a storage facility. Despite facing engineering challenges related to setbacks, fence height, and buffer zones, the board was satisfied with the submitted proofs and granted the necessary variances and site plan approval, subject to compliance with engineering recommendations.