MELROSE PLANNING BOARD

Regular Meeting & Public Hearing

Monday, November 26, 2007

7:50 p.m.

Mayor’s Conference Room

 

PRESENT:      Mike Cassavoy, Ed Cassidy, Richard Connolly, Bob Mercado, John Sadowski, Gerry Marcus, Anne DeSouza-Ward, Tom Pawlina and Carla Francazio

 

Denise Gaffey, Planner, and Matt Hennigan, Assistant Planner, were present.

 

The meeting was called to order at 7:50 p.m. by Mr. Cassavoy.

 

MINUTES

a) Regular Meeting, October 22, 2007 & Executive Session, October 22, 2007

Mr. Connolly MADE a MOTION to accept the minutes.  Mr. Mercado SECONDED the MOTION.  All voted in favor.  None opposed.

 

APPROVAL NOT REQUIRED

22 Warwick Road

The Applicant, William Sterling, was present.  Mr. Sterling wishes to sell a parcel of his land to his neighbors, John and Susan Nadworny.  The area is 1,555 square feet and is non-buildable with no frontage.  Mr. Cassavoy questioned the whether the Nadworny’s lot is non-conforming in terms of frontage.  Ms. Desouza-Ward pointed out that this transfer of land does not meet the definition of a subdivision.  Ms. Desouza-Ward also referenced the definition of “lot” according to the Subdivision Control Law and made the distinction that the note on the plan submitted is not consistent with this definition.  Ms. Desouza-Ward MADE a MOTION to approve the ANR.  Mr. Connolly SECONDED the MOTION.  All voted in favor.  None opposed.

 

SITE PLAN REVIEW

Case 07-002, 532-546 Main Street, Mark Carroll

The Applicant, Mark Carroll, was present as well as his representatives, Attorney Bob Bell and Architect Chris Poravas.  Mr. Bell shared with the Planning Board members that Mr. Carroll proposes to renovate 532-546 Main Street and put the second floor in service by building eleven one‑bedroom rental units.  Mr. Bell stated that there have been several fires in the building that have resulted in putting the second floor out of service since the mid 1970s.  The building has been deemed to require emergency structural repair.  Mr. Bell stated that this building is key to the downtown area.  He said that Mr. Carroll initially proposed to demolish the structure and construct a 28 unit mixed-use building, but that proved to be financially impossible.  Mr. Carroll is seeking approval to construct eleven one-bedroom units on the second floor.  Mr. Bell said that Mr. Carroll plans to create one-bedroom rental units rather than condominiums.  Mr. Bell stated that on-site parking is not required under the ordinance between Essex Street and Grove Street, therefore, the tenants will have to lease parking spaces from the City.  The Parking Clerk has indicated that he believes there is sufficient space available in municipal lots.  Mr. Bell pointed out that he is waiting to hear back from the City Engineer for a final determination.  Mr. Bell stated that this project will have close proximity to train and bus service and will be consistent with the principles of “smart growth”.  Mr. Bell explained the rear doors that can be accessed by the 14 foot wide alleyway off of Essex Street will be made handicap compliant.  Mr. Bell stated that the second floor is exempt from access mandates under state/federal codes.  The Applicant has requested multiple waivers from the application requirements.  This request includes waivers for:

  • Parking plan
  • Topography
  • Flood plain – Mr. Bell indicated that the site is not located within the 100 year flood zone
  • Landscaping
  • Signage – Mr. Bell explained that the existing tenants will maintain their signage. 
  • Traffic impact study – Mr. Bell referred to the study that was completed for the Applicant’s previously proposed mixed use building with 28 residential units which indicated that traffic impact would be minimal.  Mr. Bell stated that the impact would be even less for the proposed 11 unit project.
  • Drainage and sewerage

 

Mr. Bell introduced the architect, Chris Poravas.  Mr. Poravas described the second floor layout of eleven one-bedroom units and the egress requirements for the second floor.  There will also be space for laundry and janitorial needs on the second floor.  Mr. Poravas stated that nine of the bedrooms will have walls that rise ¾ of the way to the ceiling and will not have an actual door, just an opening.  This will facilitate natural ventilation and light.  The remaining two units will have doors and walls that meet the ceiling.  The building will be sided with pre-finished hardiboard that is taupe in color.  Mr. Poravas explained that existing architectural details, such as soffits, facias, corbels, and dentils will be repaired as required and made of composite PVC.  Mr. Poravas stressed the use of maintenance free materials.  Mr. Poravas discussed the new entryway on Main Street that will offer access to the apartments on the second floor.  This entryway will be recessed similar to the door on the Marie Wood Real Estate building.  Mr. Poravas explained that the roof of the building slopes from the front to the back.  Mr. Bell stated that these materials/colors were approved by the Historic District Commission.  Mr. Bell spoke about the Office of Planning & Community Development staff report regarding this project.  He stated that the report is excellent and outlines the issues well.  The only distinction Mr. Bell would make is regarding the quantity of dwelling units proposed for this project.  On Page 2 of the staff report it is stated that the ZBA did not directly address the question of quantity of dwelling units.  According to Mr. Bell the ZBA decision reflects their opinion that 11 units are appropriate.  The ZBA also agreed that no variance is required.

 

Mr. Bell spoke about renovations to the exterior of the building.  The proposed building design is very much in accordance with the original design – before it was ‘muddied up’ by more recent renovations.  Mr. Bell explained that the Applicant found photographs from the 1900s that show windows on the second floor of the building facing Essex Street.  The major change the Applicant has proposed is the addition of two bays on the front of the building facing Main Street.  Mr. Bell said that the Historic District Commission was supportive of that idea.  Mr. Bell stated that the work will be done from scaffolding until it is complete.  When appropriate, the Applicant will provide a police detail.  Mr. Bell stated that the driveway and pedestrian movement around the building will remain the same.  Mr. Bell stated that the Applicant has submitted an application for a Special Permit under the Affordable Housing Incentive Program and has agreed to designate one unit out of the eleven proposed as an affordable rental unit.  However, the Applicant plans to rent all the units at a rate that meets the affordable criteria.  Mr. Cassavoy said that a decision from the ZBA was received today and should be included into the meeting notes.  Mr. Cassavoy asked Ms. Gaffey if the traffic study from the Applicant’s original proposal had been submitted to her office and she replied affirmatively.  Mr. Cassavoy opened the meeting to the public and asked if anyone present had any comments.  Paul Cusolito, an abutter at 18-20 Essex Street, stated he was present to lend support to the Applicant's project.  He said he has an interest in the alleyway behind their respective buildings.  He reiterated that he supports the project and feels it is appropriate.

 

Mr. Connolly questioned how long the renovation of the exterior of the building will take.  The Applicant replied he expects to have full occupancy one year from today.  Mr. Connolly asked if the scaffolding would be up for approximately eight months and the Applicant replied affirmatively.  Mr. Connolly asked about the availability of parking spaces for the tenants.  Mr. Bell stated that the Applicant had contacted the Parking Clerk at City Hall and was referred to the City Engineer.  Mr. Bell said during negotiations on a previous project, he had been told there are plenty of spaces available in the municipal lot behind City Hall.  He added that he believes there are spaces available behind Papa Gino's and Hugo's.  Mr. Connolly suggested that the Applicant submit a letter to the Planning Office that documents his research on the availability of parking in the area.  Mr. Pawlina referenced that the copper one inch water service is inadequate.  The Applicant agreed that a larger pipe service needs to be installed.  He added that the building was in bad condition and he just recently was able to clear out the basement and access these pipes.

 

Mr. Bell explained that the Applicant understands that the sewer/drainage plans need to be submitted to the Public Works Department.  The Applicant explained that these plans are not available for the Board’s review at this time as design of this nature is still premature.  The Applicant stated that the roof drainage goes into the driveway and puddles.  He plans to have the water drain into a cistern or manhole separator.  Mr. Pawlina suggested that the Applicant meet with Public Works for clarification.  The Applicant added that ultimately the driveway will be paved.  Mr. Pawlina pointed out the need for the Applicant to contribute to the City’s Inflow Infiltration Fund.

 

Mr. Cassidy questioned what aspects of the existing first floor store fronts will be included in the finished product.  The Architect replied that right now it is a hodgepodge with a wooden transom and modern aluminum 1950s style windows.  The Applicant is proposing a divided-light pattern.  The Applicant stated the store fronts are not in good condition and that nothing will stay.  He added that he wishes to extend glazing up as far as possible.  He would like to renovate the first floor store fronts in the second phase.  The Planning Board discussed concerns they have with renovating the second floor exterior while leaving the first floor as is.  Mr. Cassidy expressed a desire for the store fronts to be updated in a reasonable amount of time such as 18-24 months.  Mr. Bell asked if the Planning Board needs to see more design on the store fronts and several members replied affirmatively. 

 

Mr. Mercado questioned whether the installation of new sidewalks will be included in the civil plan.  Mr. Mercado inquired if the construction staging would be placed onto Main Street.  The Applicant indicated that the staging will not be placed on the street and that pedestrians will be able to walk under it.  The Applicant stated he is looking for an engineer who is familiar with Melrose.  The Applicant stated he would like to place the utility room on the Essex Street corner as some preliminary research was done for his original proposal.  Mr. Pawlina stated that several of these civil engineering issues are not critical for the Planning Board to see.  He said they are under the City's jurisdiction, i.e. the drainage and sewerage matters that have been discussed.  Ms. Gaffey stated that a letter from the Applicant that acknowledges the intent to address the engineering issues raised by Public Works would be sufficient – there is not a need to see engineering plans.  Mr. Cassavoy said the Planning Board members would like to see more detailed design of the first floor of the building.  Mr. Cassavoy confirmed that the Applicant is asking the Planning Board to approve only the top half of the building.  Mr. Cassavoy expressed that how the Applicant treats the first floor is important to the Board.  Mr. Cassidy and Mr. Sadowski said they would like to see design guidelines for the first floor.  Mr. Connolly suggested that the Applicant’s proposal would meet the definition of a phased project, meaning that Site Plan Review process would look at the entire building.  Mr. Bell stated his interpretation is that the first floor façade does not need Site Plan Review if it does not involve new uses.  Mr. Bell indicated that the leases of the commercial tenants will rollover in the next 36 months.  Mr. Bell referenced that the Historic District Commission is accustomed to dealing with buildings in a fragmented basis.  Mr. Cassavoy expressed respect for the role and function of the Historic District Commission in the review process.  Mr. Cassidy emphasized that the Planning Board is interested in a good result for this project and the first floor is part of the end result.  Ms. Francazio added that design guidelines would give the Planning Board the assurance that commercial units would maintain the consistency with the downtown.  The Applicant responded that to perform the necessary work to the commercial units, the first floor would need to be vacated.  The Applicant indicated to the Board that he intended to be working on the first floor by the latter part of 2008.  Mr. Connolly asked if the Applicant felt it to be reasonable for the first floor renovations to be completed within 36 months.  The Applicant responded affirmatively.  Mr. Connolly MADE a MOTION to grant waivers of the application requirements on the following:

·         Parking

·         Traffic study

·         Topography

·         100 year flood

·         Landscaping

·         Signage

·         Elevation of adjacent properties

 

Mr. Pawlina clarified that the provisions for drainage and sewerage are not waived and that the Applicant should indicate in writing how he intends to address these issues.  In addition to supplying the requested information pertaining to drainage and sewerage, the Applicant agreed to provide further design details related to the first floor commercial store fronts as well as the results from the research conducted on the availability of parking in the area.

 

Ms. Marcus SECONDED the MOTION.  All voted in favor.  None opposed.  Mr. Connolly MADE a MOTION to approve Special Permit for Affordable Housing Incentive Program.  Ms. Marcus SECONDED the MOTION.  All voted in favor.  None opposed.  Mr. Connolly MADE a MOTION to continue the Public Hearing until December 17, 2007.  Ms. Marcus SECONDED the MOTION.  All voted in favor.  None opposed.

 

Ms. Desouza-Ward MADE a MOTION to adjourn.  Mr. Mercado SECONDED the MOTION.  All voted in favor.  None opposed.  Meeting adjourned at 9:50 p.m.