2024-02-08-ZBA-min - Laserfiche WebLink

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less patrons visiting the property. He stated the other businesses rely on weekend business while Sol Solecito is closed on weekends. The proposed plot plan with the location of the proposed playground and fence was shared. Mr. Patel highlighted that a fence will give children a safe egress in the back of the building to get to the playground. This proposal would reduce available parking spots to 26 spaces, 6 less than the requirement of 32. The Building Parking assessment, playground design and parking design was created by Seth Allen Holden with SAH Design, LLC. Board Member, Nyles N. Barnet, questioned if would it be possible to add a parking space along the back of the property along the new chain link fence (Yes, it appears that is possible.) Mr. Barnert asked how many employees the Daycare employs and if it would be possible to add a condition that one or two employees be required to park in the rear of the building. (Seven employees and only 1 car is parked by employees and yes, they could park in the rear) Associate Board Member, Kathryn Roy, questioned how long the two vacant units in the building have been empty and what would happen regarding parking when they are filled? Board Member, Norman B. Cohen, stated that when he visited the property he believes every parking spot in the front was occupied, although he may have missed noticing an open one. He shared his concern for the amount of parking if the unoccupied units are filled. He also questioned if the landlord would mind this reduction in parking at this property. (They are tenants of the building and the Landlord signed off on this proposal due to the belief that it would help Sol Solecito be tenants for the foreseeable future. This proposal would not have been presented to the Board if the Landlord did not support it.) Alternate Member, David Williams, stated his concern with the current conditions in the rear of the building. He believes more effort is needed and someone would need to clean it up and make improvements to the rear of the building before a playground is placed back there. Mr. Clifford questioned if the current asphalt will need to be torn up and removed in order to make these proposed changes. He also questioned if the rear of the building and its parking lot will be returned to the current conditions if/when the daycare closes or moves. (The rear will be closed during construction and the asphalt will all stay. A play mat of a sufficient material will be placed on top of the asphalt.) Mr. Clifford questioned how many ADA spots are required for the property? (The study found we were lacking a van accessible ADA parking spot. They believe only two ADA spots in total are required and they are improving upon this by adding an additional ADA van accessible spot.) Mr. Clifford emphasized Mr. Williams’ concern of the appearance in the rear of the building. He stated how general cleanup in the back is needed. (They want it to be cleaned up and look nice because it will benefit the daycare and their patrons.) Board Chair, Ralph D. Clifford, stated the Board is concerned the current unoccupied units may be occupied soon and as a Board they must consider the outcome if new tenants show up in the near future. Mr. Williams stated he believes that closing the hearing would be premature but emphasized that he is not voting on the issue as he is in attendance as an Alternate Member.