The applicant presented a modified site plan that notably reduced the number of parking spaces from 15 to six, addressing initial concerns from the board that the original parking arrangement was excessive and aesthetically unappealing due to its location between the building and Shrewsbury Avenue. The applicant emphasized that their business primarily serves walk-in customers. Additionally, in response to the board’s feedback, the plan incorporated three new street parking spaces on Shrewsbury Avenue, alongside maintaining three existing spaces on Catherine Street. This adjustment aimed to facilitate customer access without relying heavily on onsite parking.

A key discussion point was the absence of trees along Shrewsbury Avenue, a decision influenced by county guidance. The applicant explained that planting trees in this area was deemed counterproductive by county officials and agreed to make a financial contribution to compensate for the lack of tree planting, a proposal the board was asked to accept to prevent jeopardizing the application. Despite the absence of trees, the applicant committed to enhancing the building’s exterior and landscaping, including repainting the structure, initially described as plain white, to improve its visual appeal.

Technical aspects of the plan were also scrutinized, with the board examining the proposed grading for compliance with the Americans with Disabilities Act (ADA) and necessary signage inclusion. Concerns were raised about the safety implications of a doorway opening into the drive aisle, but it was clarified that the door would be a sliding type, minimizing potential traffic issues. The applicant’s traffic engineer confirmed that the site’s design, including the aisle width for vehicle maneuverability, met safety standards.

Lighting was another area of focus, with the board requiring testimony about building-mounted lighting. It was determined that lighting during non-operating hours should be reduced or activated by motion sensors to conserve energy and enhance security. Adjustments to the lighting plans were necessary to align with a previous resolution of approval. The board also emphasized the importance of maintaining a professional appearance for the retail space, with a commitment from the applicant to avoid window advertisements such as posters or neon signs. Instead, frosted glass would be used on windows facing Shrewsbury Avenue to enhance security and maintain a clean aesthetic.

The meeting also addressed the classification of the project as a major site plan due to the change from a motor vehicle surface station to a retail space, increasing parking requirements by seven spaces. The board discussed the implications of a potential lot consolidation, though it was noted that the applicant does not own the property but operates under a long-term lease, with the owner undecided on future consolidation plans.

John McCormack, a traffic professional from Dynamic Traffic, provided testimony supporting the parking variance, explaining that the redesigned site would adequately serve the anticipated customer volume, given that a portion of the customer base is expected to walk to the location. The removal of a front driveway apron allowed for the creation of additional street parking, contributing to the site’s improved functionality and visual appeal.

The board outlined various conditions of approval, including compliance with previous commitments, adherence to a review memorandum from T&M Associates, and ensuring outdoor lighting operates only during necessary hours. The applicant was also required to comply with ADA regulations and maintain landscaping. The environmental commission’s recommendations, such as converting some landscaping into a rain garden, were considered, though ultimately not pursued due to potential disruption to property grading.