Minutes of Meeting – January 19, 2016
The Hudson Planning Board met at the Town Hall, 78 Main Street, Hudson, Massachusetts.
At 7:00 PM, Bob D’Amelio called the meeting to order.
Present: Bob D’Amelio, Rodney Frias, Dirk Underwood, David Daigneault Jack Hunter, Director, Kristina Johnson, Assistant Director and Teresa Vickery, Clerk.
ANR – 23 Priest Street
Present was: Thomas DiPersio, Jr., Thomas DiPersio, Jr. & Associates
Mr. DiPersio explained that this plan had been signed at the Board’s previous meeting however one of the lots did not have the proper frontage. The change affected the number of lots, one lot has been eliminated. The plan has been modified to reflect the change. He is requesting that the Board accept the change and sign off on the revised plan.
Rodney Frias, seconded by Tom Collins, moved to accept the plan entitled “Plan of Land in Hudson, MA” as drawn by Thomas DiPersio, Jr. & Associated, Inc. of Marlborough, MA, last revised January 18, 2016 and authorize the Agent to Sign.
Vote: 4-0-0, Unanimous
Redevelopment of 34 Tower Street, Adaptive Reuse Overlay District
Present were: Joe Peznola, Hancock Associates
Jamie Shaw, Construction Supervisor
Jody Hayward, Main & Tower Partners, LLC
Mr. Peznola explained that he represents the owners of 34 Tower Street, George Danis and Stella Realty Partners. This is a developed 16 acre parcel with a three story mill building on it that was built in 1950. He is before the Board to informally discuss redeveloping this site under Hudson’s Adaptive Reuse Overlay District (AROD).
The proposed redevelopment will create 302 apartment units within five buildings, 230 two bedroom apartments and the balance would be one bedroom. Two of the buildings will be made up of the existing structures on the site and three will be new construction, all of which will be three stories. The AROD by-law requires a commercial component therefore a 2,000 square foot convenience store will be located on the ground floor of the renovated mill building. The site will offer a club house, pool and common amenity space. There will be 524 parking spaces which complies with the requirements.
The reason the applicant wanted to meet informally was to get a feeler from the Board regarding two waivers that would be necessary. The first would be for density and the other would be for open space.
Density can be calculated in two ways. The first is an allocation of square footage of the reuse of the existing building. The second is to take the useable land area and apply ten units per acre. These calculations would yield much less than the targeted number of 302. Mr. Danis feel that if this waiver is not granted the project will not be economically viable.
The second waiver is for useable open space. The by-law requires 500 square feet of useable open space per unit which for this project amounts to 3 ½ acres of land.
The taxes on the property result in $100,000 in annual tax revenue for the Town. If the values of the nearby apartment / condo complexes were applied in this case the Town could receive close to $1,000,000 in yearly tax revenue.
Mr. Peznola asked if the Board had an initial thoughts and / or feedback regarding the project and the waivers. He noted that a lot of money will be required from the applicant to take the next step and he wouldn’t want to if the Board was against the project.
Mr. D’Amelio stated that his initial concern is for traffic. He also cited concern for the potential impact to the school system. He also stated that he did not want to give the applicant any false hope as things come up at public hearings that sometimes the Board does not initially consider.
Mr. Frias asked if a study regarding the feasibility of the project had been done, if not he suggested that one be conducted.
Mr. Hunter agreed that traffic will be a major issue. Mr. Daigneault has concerns for the impact to the school system. He also stated that he would prefer these units be condos instead of apartments.
Mr. Underwood asked if this property will ever be connected directly to the property at 312 Main Street as it backs up directly to this parcel and Mr. Danis owns both. Mr. Peznola explained that Mr. Danis would like to however due to the topography it would be too difficult as the grade differential is great.
The overall consensus of the Board is that they would like to see something happen here but are concerned about the number of units being proposed.
Brigham Hill Estates, Bond Reduction Request
Present were: Niel Fossile, Ashbury Realty Trust
Linda DiLiddo, Ashbury Realty Trust
Thomas DiPersio, Jr., Thomas DiPersio, Jr. & Associates
Mr. Frias left the room.
Mr. D’Amelio stated that Mr. Hunter feels that everything that can be done to date has been completed. He would like the street swept every Friday afternoon as per the order of conditions.
Mr. D’Amelio checked the order of conditions and it states that the easement will be completed before the first occupancy permit is issued. Because of this condition he feels that no funds should be released until such time as a drawing for the easement has been submitted as this has not been done. The Board agreed.
Bob D’Amelio, seconded by Dirk Underwood, made a motion to reduce the amount of the bond leaving a remaining balance of $104,288.50 for Brigham Hill III, Phase I.
Vote: 4-0-0, Unanimous
Mr. Frias returned to the meeting.
Complete Streets
Mr. Hunter explained that in 2015 May Town meeting adopted the “Complete Streets’ Legislation. By doing this it allows the Town to apply for, participate in and receive funding for the implementation of this initiative.
Over $12.5 million has been budgeted for this program. In order for Hudson to be able to take advantage of these funds two criteria need to be met by February 1, 2016. The first is to attend a complete streets workshop (which Mr. Hunter has done) and the second is to adopt a complete streets policy.
Complete streets are streets that are designed and operated to enable safe access for all users. Pedestrians, bicyclists, motorists and transit riders of all ages and abilities must be able to safely move along and across a complete street.
Mr. Hunter asked that the Planning Board approve and accept this policy (on file in the Planning Office).
Rodney Frias, seconded by David Daigneault, made a motion to accept and approve “The Town of Hudson Complete Streets Policy” dated January 19, 2016.
Vote: 4-0-0, Unanimous.
Minutes
Bob D’Amelio, seconded by Dirk Underwood, made a motion to accept the minutes of January 5, 2016, 2015, as amended.
Vote: 4-0-0, Unanimous.
Adjournment
Rodney Frias, seconded by David Daigneault, moved to adjourn at 8:30 PM.
Vote: 4-0-0, Unanimous
Document List January 19, 2016
Documents |
Location |
Narrative and conceptual plans – 34 Tower Street, AROD |
Planning Office |
BH III Form J |
Planning Office |
Form A – 23 Priest Street (updated plan) |
Planning Office |
Town of Hudson Complete Streets Policy |
Planning Office |
Minutes January 5, 2016 |
Planning Office |
Cc: Town Clerk
Department of Public Works
Jeff Wood, Building Commissioner
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