Tag: Planning and Zoning

On April 23, the Planning and Zoning Commission held a special meeting to consider an application to combine properties and reconfigure gas pumps and the building into a relocated retail convenience store and gas station for properties located at 2720 and 2736 Main Street.

The application was denied with a split vote. 2 Democratic Commissioners voted to deny, 2 Republican Commissioners voted to deny, and 1 Republican voted against the denial.

Prepared remarks by Commissioner Victor Zerelli: 

“It is our responsibility to evaluate each proposal in the context of public health, safety, and welfare as well as its compatibility with our community’s infrastructure and long-term planning goals. We also need to take into consideration the professional reports and public comments about this application. 

The primary concern of this application was the impact of the proposed expansion on traffic circulation and safety. The project raises significant concerns related to increased traffic volume site access and egress potential, congestion at a questionable nearby intersection, and overall traffic flow in an already constrained and problematic area.

A traffic study was provided. The analysis does not adequately resolve the concerns raised by this board and the public regarding queuing and turning movements on and off the applicant site. 

Key to this application are the two curb cuts on Main Street and the one on Forest Street. Do they allow traffic in, do they allow traffic out, are they one way are they two-way either way? This board has asked at every session of the public meeting specifically about that Forest Street curb cut, and there has been no definitive answer on why it is actually needed.

Our Plan of Conservation Development calls us to look closely at development in this area as it pertains to the adjacent intersection. Page 73 of the current Plan of Conservation Development, is specific to this intersection of West Street Forest Street and Main Street. I know it’s not the applicant’s obligation to fix this intersection, but we as a commission have to look at the overall effects to the area. 

In our zoning regulations, page 143, number 5, as part of our site plan review, we need to look at the capability of adjacent and feed streets to accommodate traffic. It certainly fails here. 

On page 144, number 5, under traffic, we need to consider the internal traffic patterns of the facility. With one-way traffic on the site and many rules to follow as well as fuel delivery trucks in the way, the site circulation is not ideal. and practically, somewhat confusing. 

Finally, on page 123 of our zoning regulations section 7J2 number one and number 2, A as well as number 3 A, B, and C, are all applicable to this denial. It fails in all these sections.”