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Proposed two‑story supermarket for Main Street draws praise for design and questions on parking, loading and truck access
Summary
The Planning Board heard a concept for a 19,744‑sq‑ft two‑story supermarket at 262–270 Main Street. Architect Jorge Mastropietro emphasized walkability, rain gardens and solar readiness; board members and staff focused questions on parking shortfalls, loading logistics, and on‑street truck staging that the applicant will refine before the July 1 hearing.
Attorney Amanda C. Wolfe introduced the 262 & 270 Main Street Realty application on June 3, describing a proposed two‑story supermarket on a 30,218‑sq‑ft parcel in the B‑1 Central Business District. The project, as presented, would consolidate two lots, replace the former Rite Aid and Americana Diner, and create a roughly 19,744‑square‑foot building (13,934 sf on the first floor and 5,810 sf on the second).
Architect Jorge Mastropietro presented renderings and described project goals: anchor the corner, reclaim Main Street for pedestrians, improve wayfinding and safety, and add green features such as rain gardens, permeable paving and skylights. "We are trying to raise the aesthetic and architectural quality of buildings like this," Mastropietro said, and emphasized a single entrance/exit and interior design intended to activate sidewalks and increase walkability.
Board members welcomed the streetscape focus but pressed technical questions the applicant could not yet resolve. The project proposes 48 parking spaces where 57 are required, and the team acknowledged the reduced on‑site parking while noting the second floor is primarily storage. The applicant said it proposes five EV charging stations.
Loading and truck access generated sustained scrutiny. Mastropietro described a "last‑mile" approach that would reserve four curbside stalls on Main Street for short 20–30 minute deliveries, arguing that short‑duration on‑street loading can be safer and more efficient in urban contexts than trying to accommodate full‑size delivery trucks in a constrained off‑street loading dock. Vice Chair Jerry Guarino and traffic professionals warned that on‑street loading near a busy crosswalk and the West Orange Community House preschool could create conflicts; several board members and the township’s reviewer recommended a formal traffic study and tighter detail on loading windows and enforcement.
Planner Malvika Apte reminded the board that the CBD overlay contains design standards and an "inappropriate materials" list; she flagged that the architect’s proposed stainless and reflective metal details and corrugated metal elements may require waivers. Mastropietro said the team would request design waivers and that he prefers certain sustainable metals as high‑quality materials.
Resident commenter Kevin Malanga asked detailed questions about gutters, reflective panels and whether the operator would post in‑window advertising on the glass facades. Mastropietro said gutters and snow‑safety features are included and that the applicant would discuss in‑window signage with the client; he said the entrance glazing would be primarily transparent.
The board agreed to continue the application to the July 1 meeting so engineering, traffic and stormwater professionals can review the May 26 resubmission and provide comment letters. The applicant confirmed it will return on July 1; the board noted no additional public notice is required for the continuation.
