The application for MCB Landscaping, a home-based landscaping business, sought a bifurcated variance to store landscaping equipment on County Route 516. The board had previously heard testimony from the applicant and engaged a traffic expert, John Ray, who testified that the landscaping business would generate approximately ten vehicle movements per day, which he compared to the traffic generated by a single-family home. Ray noted, “it’s very unusual for me to be hired to do a traffic study for something that in my opinion is as insignificant as this application.”

Despite Ray’s assessment, board members expressed concerns about the traffic implications, particularly regarding the driveway width and the potential for trucks obstructing traffic on County Route 516. The need for the driveway to be widened to accommodate two-way traffic was highlighted as a issue, with worries that employees might park on the major road if adequate on-site parking was not provided. The representative for MCB Landscaping acknowledged the need for the driveway to be widened and agreed that these issues needed to be addressed in future site plans.

Public comments further emphasized the community’s concerns. Robert Vernachio, a local resident, criticized the applicant’s claims of being a “good neighbor,” recounting issues such as “no trespassing signs” and spotlights directed at his property. Vernachio highlighted that the business operation involved multiple trucks, plows, a bobcat, a chipper, and various other equipment stored on the property, contradicting the applicant’s portrayal of a small operation. He expressed that the driveway’s current width would not allow for two-way traffic, leading to dangerous situations given the road’s conditions.

Jonathan Kozlowski, another resident, reiterated potential traffic issues posed by the landscaping business. He described the local context, noting the proximity to a high school and the associated traffic dynamics, which could exacerbate safety concerns. Kozlowski argued that the operational flow of landscaping businesses was not adequately accounted for in the applicant’s plan, raising doubts about the feasibility of the proposed operation.

Further concerns were raised about the commercial nature of the landscaping business disrupting the residential character of the neighborhood. An individual emphasized that the activities related to the business, including maintenance and repair of commercial equipment, were inappropriate for a residential zone. They warned of a potential “domino effect” where other residents might follow suit, leading to increased commercial encroachment on the neighborhood.

The board members engaged in a discussion about the appropriateness of granting the D1 use variance. One member expressed skepticism about the necessity of the variance, stating, “I don’t think it’s a beneficial use whatsoever.” Another member noted that the proposed pole barn would be larger than permitted, identifying it as a serious non-conforming issue. Concerns about potential noise and traffic impacts on the residential neighborhood were emphasized, with assertions that approval of such a variance would fundamentally alter the character of the area.

Ultimately, a motion was made to deny the application for the D1 use variance, and the board conducted a roll call vote. The motion to deny passed with a majority. The meeting then shifted focus to other business matters, including the potential for a special meeting regarding a different business seeking a site plan waiver. The meeting adjourned with a motion that was seconded and unanimously approved.

Other notable resolutions included approvals for bulk variances related to residential properties. Lisa Lynch’s application for a pole barn on Morganville Road was approved with conditions, while Salvatore Tenser’s application for a covered porch on Steinhart Avenue also received approval under specific stipulations. Clyde Serim’s application for a driveway and paver project on Bay View Drive was similarly approved with conditions regarding completion and restrictions on parking.