Planning Board Meeting Minutes
January 10, 2012
Memorial Town Hall
Members Present: W. Ritter, D. Lindberg, A. Bonofiglio, O. Lies (7:25 P.M.), J. Head
Members Absent: S. Carlson
Others Present: P. Harding, Town Planner, Deb Sciascia, Recording Secretary
John Woodsmall, Director Public Works, Jim Zingarelli, DPW Engineer
W. Ritter informed the applicants that the Planning Board is a seven (7) member board, with one (1) member absent, another member not yet present, and the Board will wait another few minutes.
7:07 PM: W. Ritter called the Planning Board meeting to order.
ELECTION OF OFFICERS:
- D. Lindberg motioned to nominate William Ritter for Chairman. A. Bonofiglio seconded. All in favor.
- W. Ritter motioned to nominate Al Bonofiglio for Vice Chairman. J. Head seconded. All in favor.
- W. Ritter motioned to nominate Jeffrey Head for Secretary. D. Lindberg seconded. All in favor.
PUBLIC HEARING Site Plan / Special Permit, 54 Boyden Road, Oriol Health Care, Construction of Medical Office Building: W. Ritter read the Public Hearing Notice into record.
W. Ritter explained to Attorney Sami Baghdady, that the Board was missing 2 members, and requires a super-majority to vote. The applicant asked to wait another few minutes for another board member, who was on his way. W. Ritter announced a brief recess.
7:25 PM O. Lies joined the meeting.
Sami Baghdady, Attorney for Oriol Health Care Residences, Inc., introduced members of the team: Robert Oriole was unable to attend the meeting due to an accident. He explained how the project came about for specialty services of a 33,600 SF, three story building, with 147 parking spaces located on Boyden Road. The parcel is approximately 20 acres and the building is proposed along the frontage of Boyden in front of the old Holden Hospital Building.
The applicants are requesting the following waivers:
- A waiver to allow a reduction in parking up to 20%. The Bylaw requires 168 parking spaces. The Town is in support of a reduction to 147 parking spaces. There is ample room on the campus for futures expansion if required.
- The use of a common driveway with the nursing home. The site is accessible through the existing driveway located on Boyden Road, referred to as Hospital Drive. The building is setback approximately
- 135’ from Boyden Road on top of a steep slope, there are landscaping walls proposed along the steep slope abutting Boyden Road with parking located in the front, side and rear of the building. There is an entryway located on the ground floor to the west facing Boyden Road and another on the second floor on the east side facing the former Holden Hospital Building.
- The applicant has requested a waiver from the planting of 1 shade tree for every ten interior parking spaces. This requirement does not apply to perimeter parking spaces and it is the opinion of P. Harding that the proposed five interior trees satisfy this requirement and no waiver is needed.
Mark Beaudry, Engineer for Meridian Associates, explained some of the latest revisions that were requested. There are some drainage problems near Friendlys into the Talbots parking lot. The applicants were asked by the town to address the issues. This involves many landowners and will take time to figure out and implement a plan to somewhat improve the situation.
There will be an 8” new waterline going through the property with numerous hydrants.
The applicant also wants to bring the material storage area before the Board for approval.
Sami Baghdady for questions from the Board. P. Harding would like their traffic engineer to explain their study. There are also a few issues that she would like to meet with the applicant about. In general, the requests have been met.
No public questions or comments at this time.
Board Comments:
W. Ritter asked what types of permits will be needed.
The applicant has applied to the Zoning Board of Appeals for a use variance, height variance, signage variance and a variance for front yard setback requirements to construct concrete padding for a pedestrian elevator tower accessible from the sidewalk. The elevator tower will be constructed during a future phase of development. The applicant has not provided details of signage for review.
O. Lies inquired if needed, could parking be expand parking and where. John Boyce addressed the Board regarding parking behind the 1922 building.
O. Lies asked if there could be parking on Boyden Road, and where are the pedestrians going to come from. J. Boyce said there won’t be any parking on Boyden due to the slope, and pedestrians will be from the vicinity.
D. Lindberg asked if the Medical Arts Center and the Medical Office Building will be run simultaneously. J. Boyce said they will. Sami Baghdady stated that they are planning on a January 2013 opening.
W. Ritter asked how much material will be stockpiled. There will be approximately 50,000-60,000 CY.
Public Comments:
- Matt Kennedy, 79 Phillips Rd: Inquired as to how long it will take to process the stockpiled material, and was told about 4 months worth of earthwork.
Aaron Hall, Cutler Associates, addressed the hours of operation.
J. Boyce explained that this will be one of the largest building in Holden. W. Ritter asked what is the distance to the nearest abutter. J. Boyce said about 250’ to 300’, and about 400’ to the building.
W. Ritter said he has not had a chance to review the new materials that came in on Saturday and today, and therefore asked to continue the Public Hearing to the next meeting.
- Matt Kennedy, 79 Phillips Rd: Inquired about erosion control. J. Zingarelli will be reviewing for the next meeting.
Traffic and Circulation Committee will be reviewing the traffic study done by Ron Mueller Associates, who has the traffic data. He explained that the study only met with the 4 hour volume warrant for Boyden Road. He suggested continuing monitoring the traffic over a period of years for Boyden Road and Main Street. Short of a traffic signal, there’s not much that can be done. He also discussed peak hour traffic.
- Sean Xenos, 14 Erins Way: Asked if traffic will still be able to exit onto Mayo. Francis Audette, 82 Phillips Rd. had the same question. The answer was yes.
O. Lies told the applicants that TCC will take a very thorough look at Main Street and Boyden Road study, and asked if Ron Mueller has looked at the recent TCC study of the intersection. He said he had not.
O. Lies motioned to continue the Public Hearing to the next meeting of January 24, 2012. A. Bonofiglio seconded. All in favor.
Documents presented during review: Site Plan / Special Permit, 54 Boyden Road, Oriol Health Care, Construction of Medical Office Building (These documents can be viewed at the Town Planners Office)
OTHER BUSINESS:
- O. Lies: Inquired as to the status of the 2008 Open Space Plan. P. Harding informed the Board that she has updated the Open Space Plan with the 2010 census information. If submitted this year, it will be good till 2019, and redone every 7 years.
- P. Harding introduced the new DPW Director, John Woodsmall.
- Ethics agreement needs to be signed by new Planning Board member.
NEXT MEETING: January 24, 2012
A. Bonofiglio motioned to adjourn. D. Lindberg seconded. All in favor.
Adjourned 8:45 PM.
January 10, 2012 Minutes approved: January 24, 2012
Debra A. Sciascia, Recording Secretary
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