The board’s most in-depth discussion centered around the redevelopment of an existing gas station and convenience store into a Dunkin’ Donuts quick-service restaurant. The applicant presented modified plans aimed at enhancing vehicle circulation and addressing previous board and community concerns. The redevelopment proposal included reducing the number of fueling pumps from six to four and adjusting the drive-thru layout to improve traffic flow. A civil engineer representing the applicant outlined these changes, emphasizing the addition of directional striping, signage to prevent blockage of neighboring property access, and a mountable curb at the New Road entrance to guide vehicles effectively.

Flooding concerns were also a focus. The property, located near the Rockaway River, had to comply with updated flood hazard regulations. The engineer explained that the proposed plan would not exacerbate flooding on adjacent properties despite new regulations raising flood zones by two feet. The applicant’s representative assured the board that these modifications would not impede water flow and were designed to enhance the site’s compliance with environmental standards.

Board members raised questions about potential traffic safety issues, particularly the challenge for drivers exiting the property. The applicant’s witness responded that while measures like the mountable curb would discourage unsafe maneuvers such as left turns, driver behavior outside the property could not be entirely controlled. A board member expressed satisfaction with the revised project, noting improvements over the initial proposal. The board ultimately voted unanimously to approve the redevelopment plan, acknowledging the collaborative effort in addressing community concerns.

Following the gas station redevelopment, the board deliberated on the United Methodist Church’s application to construct a new freestanding sign. The church sought variances due to the proposed sign’s larger size and backlit elements, which exceeded typical residential zone regulations. The current sign’s visibility was a primary concern, as it was set back from the road, making it difficult for passing traffic to see. The proposed new sign would be closer to the roadway and feature modest internal illumination limited to the letters and cross.

A witness from the sign manufacturing company reassured the board that the new sign’s design aimed to blend with the surrounding neighborhood and would not be overly intrusive. The board scrutinized the necessity of the sign’s size, questioning whether it could be reduced without compromising visibility. The church’s representative emphasized the need for a larger sign to effectively communicate information about church activities, given the outdated nature of the current sign. The representative also noted that the existing sign had been in place for about 40 years and was no longer functional.

The discussions revealed a tension between adhering to zoning regulations and supporting community needs. Board members carefully considered the potential impact of the sign’s illumination on nearby homes, with assurances from the applicant that the lighting would not disturb residents and could be programmed to turn off at night. Ultimately, the board recognized the longstanding presence of the church as a positive community member and granted the variance request. The church representatives expressed enthusiasm about the approval.