SALEM PLANNING BOARD MEETING MINUTES 6/16/11
A regular meeting of the Salem Planning Board was held on Thursday, June 16, 2011 at 7:00 p.m. in Room 313, Third Floor, at 120 Washington Street, Salem, Massachusetts.
Those present were: Chuck Puleo, Chair, John Moustakis, Vice Chair, Mark George, Nadine Hanscom, Randy Clarke, Christine Sullivan, Tim Ready, and Tim Kavanaugh. Also present: Danielle McKnight, Staff Planner, and Beth Gerard, Planning Board Recording Clerk. Absent: Helen Sides.
Chuck Puleo opened the meeting at 7:13 pm.
Approval of Minutes
5/31/11 Planning Board/City Council Joint hearing minutes
No comments or corrections were made by the Planning Board members. Mark George motioned to accept the minutes, seconded by John Moustakis. Approved 5-0. Randy Clarke and Nadine Hanscom abstained. Christine Sullivan was not present for the minutes review.
6/2/11 Planning Board meeting minutes
No comments or corrections were made by the Planning Board members. Tim Ready motioned to accept the minutes, seconded by John Moustakis. Approved 5-0. Randy Clarke and Nadine Hanscom abstained. Christine Sullivan was not present for the minutes review.
Continuation of public hearing: Application of PAUL FERRAGAMO for an Amendment to a Definitive Subdivision Plan for 405-419 HIGHLAND AVENUE, Salem, MA (Assessors Map 3, Lots 74, 75, and 76). The amended plan proposes a reconfigured site driveway and associated changes to the dimensions of the lots.
George Atkins, 59 Federal Street, representing Paul Ferragamo stated that the City Engineer requested that the group re-do the drainage calculations. Mr. Atkins was informed by Scott Petrowicz that these will be ready next week and they would like to present the new plans at the next meeting.
Nadine Hanscom made a motion to continue to the July 7th meeting, seconded by Mark George. Approved 6-0. Christine Sullivan & Tim Kavanaugh not present for vote.
Public hearing: Application of AL PRIME ENERGY CONSULTANTS, INC for the property located at 175-183 LAFAYETTE ST (Assessors Map 34, Lots 126 & 127), Salem MA. The proposed project includes the demolition of two existing buildings on the site, construction of a convenience store and canopy over three (3) gasoline pumps, and associated parking.
Attachments & Exhibitions:
- Application date-stamped May 26, 2011 and accompanying materials
- “Site Improvement Plan” last dated 5/24/11, prepared by Ayoub Engineering
- Traffic Impact Assessment, dated May 2011
George Atkins, 59 Federal Street, Salem, representing AL Prime, stated that he had a previous discussion with Councilor O’Keefe about the queue to get into the gas station and based on that discussion, the owner would like to redesign the site. The owner is in the process of purchasing the convenience store next door, which will improve the site, and Mr. Atkins believes that they have developed a plan to reduce the issues with the site.
Nadine Hanscom asked which parcels were bought. Mr. Atkins stated that it is the insurance office and the convenience store; he then described the site explaining that the group met with the Zoning Board of Appeals with a design that included four pumping stations. He stated that the Zoning Board recommended and approved a plan with one less pumping island, which meant that the applicant would re-locate the gas tanks. Mr. Atkins stated that the new design will reduce the number of deliveries, which are currently 10 a week, and by changing the location of the convenience store this will allow the gas truck to be completely off the street. Also, in terms of safety, the new design would allow a canopy to be built, which will include safety sprinklers. He did meet with a neighborhood group, and discussed their
concerns about losing parking on Palmer Street; he showed that the new design would not decrease parking. Mr. Atkins further explained that another issue raised by the Zoning Board is in regards to the entryway being widened. The building inspector raised concerns about snow storage, specifically the temporary storage prior to removal. He described where that location would be on the plan, and the building inspector was satisfied. The other issue was in terms of landscaping to which they have added some landscaping to shield the residential neighbors on both Lafayette and Palmer Streets. Mr. Atkins stated that the current hours of operation are Monday through Saturday from 6 am – 10 pm and Sunday from 8 am – 8 pm and they may be applying for 24 hour operation. The convenience store will shut down for certain hours and there will be a window arrangement for cigarettes. Their experience has been that a 24-hour operation protects
from theft, and security cameras will also add safety to the site. Overall they think this is a substantial improvement to the current site. They need to get the new signage approved by another committee, as they want to show the pricing for this station, which is something customers like. Mr. Atkins explained that this will become a self-serve station as compared to what it is now, even though they are not expecting this will create a major increase in customers. The final issue is the location of the crosswalk – he described the location of this and the bus shelter. They feel that the crosswalk should be moved to a location closer to the bus shelter and they will support what ever determinations the state makes.
John Moustakis asked to clarify the plan design, specifically if they will actually have a sit-down pizza place there, to which Mr. Atkins said no. He also asked about clarifying the parking plans to which Mr. Atkins explained that they are only required to have 10 spaces.
Mark George asked about the discussions with the neighbors, in particular the location of the curb cut. Mr. Atkins said that they would close the exit to allow more parking.
Mr. Atkins stated that there were other things that he should address: 1. there will be no idling of gas trucks and 2. this is a heavily policed area, and there will not be young people gathering here; and 3. the time frame of the demolition which is approximately 3-4 months.
Nadine Hanscom asked for clarification on how the curb cut changes will affect traffic within the gas station. Mr. Atkins said that other members of the group will explain that in their presentations, but noted that it is a crowded gas station, which is similar to others in town. Ms. Hanscom addressed potential congestion issues with people exiting cars due to the proposed change to a self-service gas station. Mr. Atkins stated that he disagrees with her assessment of how long it would take to fill up with gas with full serve versus self-serve.
Randy Clarke states that he disagrees with Ms. Hanscom and that he sees this as an improvement. He stated that the exit onto Palmer Street is too close to the intersection, to which the curb cut changes address.
Christine Sullivan asked for clarification on the sizes and types of the tanks. Mr. Atkins described the changes and stated that Tony Guba will address this in his presentation.
Tony Guba, Myers Engineering, 414 Benefit Street, Pawtucket RI, further explained the proposed changes to the site. He described the changes to the gas dispensers, and other improvements to the site, which they believe will be able to pull all of the queuing from the street onto the site. He added that the gas deliveries should not obstruct traffic and grading should remain flat. One thing that they do plan to change is infiltration on the site by using Cultec chambers to reduce the stormwater runoff to about a third of the current rate, which will also recharge the current groundwater. The remaining runoff will run out to the catch basins as it does now. The new store will have a grease track for the grey water. He noted that the plans include bringing in new gas service for air conditioning, heating
and cooking on site; electrical service will be slightly enlarged than what is there now. Additionally, there will be a new water service as well. Mr. Guba stated that they will try to preserve landscaping in the back as well as foundation plantings for screening to break up any light from the property. He noted that there will be one light pole on the site. In terms of the gas tanks, they are adding double-walled tanks in addition to active monitors to both walls, which are not part of the State requirements. They also have sumps that contain monitors as well, and all of these are monitored using top of the line equipment 24 hours, 7 days a week. He reviewed the fire suppression plan which is required for any gas station going to self-service and explained that it is certified for high winds (over 10 miles per hour) as well. He also described a truck turning plan, but did not do one for the cars because there is plenty of room for the
cars, which is over 30 feet. The truck turning plan shows the worst case scenario, and noted that backing movement is not allowed, which is the most difficult maneuver. He also reviewed a photometric lighting plan with one primary light, and some safety lights around the site, noting that nothing is higher than a 90 degree angle. He further stated that the lights will be 100 watts which will be LED and 25% of normal usage. He explained that the goal is to create a light to make the site safe. Mr. Guba then presented a floor plan of the store, and noted that there will be some preparation of food but no seating, which is typical of these types of stores.
Mr. Clarke asked about the trash bin on the side as well as for a description of the fence. Mr. Guba stated that they are proposing a 6 foot vinyl fence, to which Mr. Clarke asked what kinds of views will people have into the trash. Mr. Guba explained that they designed it to have room to the get the truck through. Mr. Clarke said that he sees concerns with this because there has to be more screening provided. His other question is about the height of the air conditioning unit in the back and how this affects the view for the neighbors in the back. Mr. Guba stated that there is no current proposal for screening.
Ms. Sullivan asked about lighting, specifically in relation to the safety of this site with only lighting on three sides, which does not include the front of the store. Nasser Buisier, 357 Commercial Street, Boston, is the owner of AL Prime and stated that the lights would be on even when the store is closed. Mr. Atkins said they can add light. Mr. Buisier added that they like the places well-lit.
Ms. Hanscom asked if someone doesn’t have a credit card, how far do they have to walk to pay. Mr. Guba stated that is about 40 feet.
Ms. Hanscom asked about the landscaping. Mr. Guba stated that this is moderately high plantings.
Ms. Hanscom asked where the runoff will be going. Danielle McKnight, Staff Planner, stated that the existing runoff goes into Palmer Cove. Mr. Atkins stated that they are reducing the amount of runoff and they are also reducing the number of deliveries which will then reduce potential spills while increasing safety.
Mark George asked about the proximity lighting around the dumpster to the garages and if it is close to what is beyond houses. He stated that he is concerned about the proximity to immediate abutters. Mr. Guba explained that the lights reflect straight down. Mr. George asked if a hood can be added to it. Mr. Guba said that they have done this before and they can do it on this site. Mr. Guba stressed that the LED fixtures focus the light and are much more efficient for that reason, which will reduce the annoyance to neighbors. He also supported the recommendation of fencing the HVAC system on the roof to hide them from neighbors. Ms. McKnight stated that this is a standard requirement. Mr. Puleo pointed out another site where this was done. Ms. McKnight said that this can be made a
condition. Mr. Guba clarified that the size of the HVAC system would be about an apartment refrigerator. Mr. George said that it’s not just a visual issue, it’s also sound.
Mr. Clarke asked if the site becoming operational 24 hours a day is an issue for the Planning Board or the City Council. Ms. McKnight responded that City Council approval is needed and Mr. Puleo said that members of the Planning Board could go to the public hearing to offer recommendations.
Mr. Moustakis asked about 11 doors for the refrigerators on the site plan. Mr. Guba explained that due to the variety of drinks, this is the minimum.
Ms. Hanscom asked if neighbors would hear the noise where they don’t hear any now. Mr. Guba stated that the air conditioning will be on at all times which will be the same as what’s there now, but new with noise suppression.
Ms. Sullivan states that she is concerned about protecting the residential neighborhood but is sympathetic to improving the area.
Mr. Puleo asked if they are going to have more than one car at a time at the pumps. Mr. Guba stated that they would only allow to have 6 cars pumping at a time. He also explained that where more people are going to higher efficiency cars, they are going to have one pump that is designated for diesel which will be located closest to the tanks. Mr. Puleo asked if that would be clearly marked. Mr. Guba described the dispenser design.
Mr. Puleo asked what is the average amount of time someone takes to fill up their gas tank and leave. Mr. Guba stated that on average it is 4 minutes, give or take depending upon if they are paying with credit cards or cash. Mr. Puleo asked if the hoses are long enough to reach around the vehicle. Mr. Guba stated that unless they were in an SUV, they can get the hose around the car. Mr. Puleo asked how this design will affect traffic facing Lafayette. Mr. Guba described the traffic designs and potential impacts onto traffic on Lafayette.
Mr. George asked if people can still come in to get gas if a truck is in there, to which Mr. Guba responded in the affirmative. He stated that trucks will not be making deliveries during high traffic periods.
Mr. Ready asked Mr. Atkins to work out the landscaping issues with the neighbors before coming to the Board. Mr. Atkins said they had met with one of the neighborhood groups, though none of those people are here. He additionally stated that they are taking diligent notes of the comments and they will look at the comments and come back to discuss.
Jack Gillon, 305 Old Farm Road, Norwood, described the traffic study and stated that he learned that this site is generating more traffic than what was expected. He further stated that they don’t believe that the new design will create more trips, noting that each trip was about 3 minutes and 25 seconds with one attendant, which is less than the time estimated if the station becomes self-serve. The longest queue that they studied saw eight vehicles onto Lafayette, and based on what he is looking at, the additional fueling stations are needed. He stated that changing the curb cut can help the traffic flow out of Palmer Street.
Mr. Atkins presented the owner of the AL Prime, Nasser Buisier, to the Board to describe the company. Mr. Buisier stated that they try to develop 3 – 4 sites per year and his architects were looking at how to improve this site. He stated that most of the self-serve convenience stores are managed by people who have college degrees and MBAs, and within 5 years they can become franchisee owners, which has been shown to minimize complaints. He stated that they are a profitable company so they are not looking to cut corners and they are a local independent company. He said they have trucking as part of their business and described their training on containing spills. He thinks this would be a great site to be redeveloped.
Mr. George asked if the traffic study looked at how filling up and going in the store affects traffic. Mr. Gillon stated that he did not look at that specifically, but he is confident in the traffic study that he did, and it will not have a significant backup. Mr. Buisier stated that the 3.5 minutes included the amount of time to get out of the car.
Issue opened up to the public for comment
David Ramsey, 58 Gregory Island Road, Hamilton, bought 12 Palmer Street ten years ago, right behind the gas station. The one virtue about the property is that at the second floor you can see over the junkyard neighbor. Now the proposal is to put up a building where no one can see over the building. He stressed that this is a tough corner and the neighbors have never cleaned up the area. He feels that tIt matters if there is an air conditioning compressor loudly blowing into the bedrooms. This is going to devalue his property. He has been trying to put up a fence for years to block all of the junk cars. He asked the board not to reduce this corner to another super-profit business.
Candice Harewood, 185 Lafayette Street, Salem, stated that she is a direct abutter and never received a notice about this. Ms. Hayward said that her issue is with the tanks and asked how far down are the tanks going since they are next to her foundation. She stated that she also has an issue as to when the trucks will be there. She understands that they want to beautify the neighborhood, but the light will come into their property. She is concerned about where the snow removal will be placed as it could damage the fence that borders her property. Mr. George states that their lot line does not go to the dumpster, which is beyond their rear lot line. Mr. Puleo asked about the size of the building, and about the convenience store level of activity. Ms. Harewood stated that this is the issue that she
is concerned about, particularly with the noise. Mr. Clarke stated that their job is to mitigate issues.
Bonnie Arrata, 185 Lafayette Street, asked how far away from the property line is the gas tanks. Mr. Guba stated that it’s about 10 feet.
John Moustakis requested a site visit, and the Board agreed to schedule one for June 21 at 6:30 p.m.
Ms. Hanscom asked about the variance and Mr. Atkins described the relief the ZBA granted.
Mr. Atkins stated that they met with the Point Neighborhood Association and he stated that they will make all efforts to speak with the neighbors present tonight to take their concerns into account.
Tim Ready made a motion to continue the public hearing to July 7th with the understanding that the developer will make efforts to meet with neighbors and make a site visit, seconded by Randy Clarke. Approved 8-0.
Old/New Business
Danielle McKnight, Staff Planner, explained that Lynn Duncan sent out an email on behalf of the Mayor looking for Planning Board Members to participate in the update of the City’s urban renewal plan. The meeting is scheduled for 8:30 am on June 30. Mr. George asked if that is an update to the previous plan. Ms. McKnight said yes.
Ms. McKnight stated that the North River Corridor transportation study is being undertaken to guide future projects. The Planning Department met with consultants and would like to set up public meetings, preferably during Planning Board meetings.
Adjournment
Randy Clarke made a motion to adjourn the meeting, seconded by Mark George. All approved 8-0. Chuck Puleo adjourned the meeting at 9:44 pm.
Respectfully submitted,
Beth Gerard, Recording Clerk
Approved by the Planning Board 7/21/11
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