June 3, 2026 Planning Board Regular Meeting Minutes

m Rain gardens m Solar panels m EV charging stations. Ms. Wolfe requested confirmation that several checklist waivers (Items 31, 41, and 42) be granted because drainage materials had since been submitted. o Ms. McGovern indicated that the Board Engineer should first provide a recommendation after the presentation before waivers were considered. Ms. Wolfe stated that, in addition to site plan approval and subdivision approval, the project requires approximately 12 variances, including: © Rear yard setback variance (while improving the existing condition). © Previous lot coverage variance (also improving the existing condition). o Parking variance: m 48 spaces proposed. m 57 spaces required. © Loading space variance: u Two loading spaces required. m_ One permanent loading space and one temporary loading arrangement proposed Parking adjacent to residential districts Distance of parking entrances from nearby residential properties Employee parking spaces backing onto a public right-of-way Insufficient landscape buffering Absence of a sidewalk between the parking area and the building Fence location variance Facade sign height variance Canopy sign height variance © Waivers related to illumination levels and building materials The architect, Jorge Mastropietro, entered on the record; he was sworn under oath. He testified to the following: PowerPoint presentation, Exhibit A-1, was introduced by Mr. Mastropietro Existing site conditions ©. The first slides showed existing photographs of the property, including: a Images from Google Maps m Photos taken after Rite Aid had closed o Mr. Mastropietro explained that when he first visited the site, the original concept was simply to expand the existing building o After further analysis, his team concluded that redevelopment would better address several problems. Reasons for redesigning the site instead of expanding the existing building o Mr. Mastropietro identified several deficiencies in the current site: Large expanses of underutilized surface parking create "dead space." Parking lots reduce pedestrian activity and diminish walkability. Open parking areas weaken the visual quality of Main Street. Two separate parking lots create unnecessary customer confusion ("decision fatigue") regarding where to park. m Multiple parking lots increase conflicts between pedestrians and vehicles because of numerous driveways. u_ The

ts create unnecessary customer confusion ("decision fatigue") regarding where to park. m Multiple parking lots increase conflicts between pedestrians and vehicles because of numerous driveways. u_ The open street corner lacks architectural enclosure, making the intersection appear visually incomplete. He showed additional photographs illustrating: ooo0g0an00