Minutes of Meeting— July 14, 2011
The Hudson Board of Appeals met in the Selectmen’s Hearing Room, Town Hall, Hudson, Massachusetts. At 7:30 p.m., Lawrence Norris called the meeting to order.
Present: Lawrence Norris, Dorothy Risser, Todd Pietrasiak, Christopher Tibbals, Patrick Manzo, Jennifer Burke, Planning Director and Teresa Vickery, Clerk.
Petition 1023: 201 Manning Street, Variances
Present were: David Harris, OMR, Project Manager
Jared Gentilucci, Nitche Engineering, Civil Engineer
Lawrence Norris Convened the Public Hearing
Dorothy Risser Read the Right of Appeal
The applicant is seeking variances under sections 126.96.36.199, 188.8.131.52, 184.108.40.206, 220.127.116.11, 18.104.22.168 and 22.214.171.124 to demolish the existing school and construct a new two story junior high school approximately 119,000 square feet in size in the SA-8 Single Family District.
Mr. Harris explained the site will be reused for the new school it will accommodate grades 5, 6 and 7. The new school is in very close in proximity to the old school. This will help to maximize field use.
The design for the school is environmentally conservative. Mr. Harris noted that the location of the building optimizes the natural light into the classrooms thus saving on electricity.
A circulation pattern has been planned for the cars and buses during the peak hours of drop off and pick up. Mr. Harris explained that cars dropping off will come in off Manning Street and exit out onto Stratton Road which is a one-way. Buses will enter through Manning, drop off and loop through a turn around and exit onto Manning. Cars will not be allowed to exit onto Manning Street. Emergency vehicles will be able to enter through either side.
The service area is located toward the east side of the school tucked in near the hill area. A substantial amount of the hill/ledge will be blasted to accommodate the school. This is being done now as the early site phase of the project is underway.
The first variance being requested is 126.96.36.199 this is for relief of the width of the drive aisles. They are asking that the Board approve drive aisle width of 24 feet. This is a typical width and can accommodate emergency vehicles. Mr. Harris noted that the reason for the request is that it would limit the amount of asphalt to the site which would be cost effective. If the variance is not granted it will increase the pervious area by 20% and the project cost by approximately $100,000.
A variance is also being requested for the exclusion of wheel stops (188.8.131.52) at the head of the parking spaces. Mr. Harris explained that this will complicate plowing, as well as increase costs. Mr. Gentilucci noted that wheel stops will be included where a flush curb is utilized, primarily for handicapped spaces.
The dimension of the two-way drive aisles are 24 feet as opposed to the required 30 feet and the turning radii at the site is 15 feet not the required 20 feet. The applicant is requested a variance under section 184.108.40.206. This approval will also reduce the quantity of asphalt at the site.
The maximum profile gradient requirement the driveway is no more than a 3% as outlined in section 220.127.116.11 of the zoning by-laws; however the grading at the top of the driveway is 2%.
Section 18.104.22.168 refers to the number of required parking spaces at the site. The by-law requires that this site be equipped with 396 parking spaces. The site is designed for 137 spaces. Mr. Harris stated that this is a good balance regarding what the site can support and the need. Mr. Norris requested more evidence from Mr. Harris that this is an acceptable number. Ms. Risser asked what the current number of parking spaces is. Mr. Harris informed her that the current parking lot accommodates 116 vehicles.
The Board had issues with this variance request. Mr. Norris noted that this is not even half of the required amount of spaces.
Mr. Harris stated that there are 109 members of staff as well as faculty and he feels this is a sufficient number of spaces. Principal Daniels is also comfortable with the number of spaces.
The final variance request is from section 22.214.171.124 for the off street turning radii. The radius is 25 feet at the entrance to the site. It has been analyzed and verified that the tractor trailers that use JFK will have sufficient access.
Ms. Risser asked if there is room for future expansion of the parking spaces if necessary. Mr. Gentilucci said that if additional spaces are needed they would be able to find space for them on the site.
Mr. Petrasiak asked if the applicant could provide a traffic study of the parking spaces relative to other Towns. Mr. Gentilucci said they would provide this to the Board.
Mr. Norris stated that he was not comfortable granting the variances without further information on the number of parking spaces.
Lawrence Norris, seconded by Dorothy Risser, made a motion to continue the public hearing for 201 Manning Street until July 28, 2011 at 7:30 PM pending further information regarding the number of parking spaces on the site.
Vote: 5-0-0, Unanimous
Dorothy Risser, seconded by Christopher Tibbals, made a motion to accept the minutes of June 16, 2011, as written.
Vote: 5-0-0, Unanimous
At 8:30 PM, Lawrence Norris, seconded by Todd Pietrasiak, moved to adjourn.
Vote: 5-0-0, Unanimous
Document List July 14, 2011
Variance Application 201 Manning Street
Minutes of June 16, 2011