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III. REVIEW COMMENTS

With the exception of the following, site plan issues are deferred to the Board Engineer.

  • As stated in the application “Applicant seeks amended approval to remove condition #1 of Resolution 2013-25 in order to permit additional restaurant use on the property. The Applicant has not provided sufficient information regarding the size or extent of the restaurant use. The Applicant shall provide testimony to discuss what the Applicant is proposing regarding the uses of the 28,000 sf building.
  • Condition #1 of Planning Board Resolution No. 2013-25 states “The Applicant will return to the Board and seek amended site plan approval in the event an additional restaurant is located on site due to insufficient parking.”
  • Condition #4 of Planning Board Resolution No. 2013-25 states “The Applicant shall ‘green bank’ at least 10 additional parking spaces and provide a plan to the Board Engineer for approval with respect to same.” The final site plans provided depict 7 ‘green banked’ parking spaces. Testimony shall be provided.
  • The final site plans provided for review are dated August 15, 2025, last revised July 2, 2026. The Applicant shall provide testimony to reconcile these plans with the previously approved plans and the resolution of approval. All changes shall be discussed.
  • The Applicant was granted a variance for off-street parking to provide 325 parking spaces, whereas 431 parking spaces are required.
  • The final site plans provided depict 327 overall parking spaces consisting of the following:
  • 72 existing parking spaces (including 5 accessible parking spaces).
  • 34 proposed parking spaces located behind the 28,000 sf building (6 of which are parallel parking spaces).
  • 214 proposed parking spaces (including 6 accessible parking spaces and 12 EV ready spaces).
  • 7 proposed green banked parking spaces. (These appear to require parking setback variances of 15 ft from a right-of-way, whereas 16 ft was previously granted; and 8 ft from a non-residential property line, whereas 9.6 ft was previously granted.)
  • The total number of proposed parking spaces including the 12 EV ready credited spaces is 339 parking spaces.
  • The following parking requirements may apply to the proposed development:
  • Per §244-197N(1) bar, cocktail lounge, nightclub, including restaurants with bars require 1 parking space for each 50 sf of gross floor area.
  • Per §244-197N(1) restaurant, café, diner, luncheonette require 1 parking space for each 50 sf of gross floor area.
  • Per §244-197N(1) retail stores require 1 parking spaces for each 200 sf of gross floor area.
  • Per §244-197N(1) shopping centers require 6 parking spaces for each 1,000 sf of gross floor area for centers having less than 500,000 sf.
  • Per §244-197N(1) overlapping types of establishments – upon demonstration that parking requirements overlap, parking requirements may be reduced. A shared parking demand study is required and should indicate the parking overlap, provide an analysis regarding the time of utilization and need, peak demand, mode split and any other data points considered an industry standard.

1512P661 Amended Site Plan Application.pdf