Planning Board – September 9th, 2024

The Planning Board met Monday night, September 9th. All members were present. Chair Stephen Johnson asked the members of the board if there were any committee reports or administrative actions that wanted to be voiced. There were no reports to be made.

The meeting minutes of May 13th, 2023, June 3rd, 2024, and June 17th, 2024 were approved.

In her Town Planner’s report, Community/Economic Development Planner Alexandra Lowder, addressed there is one new application for a public hearing for the September 23, 2024 meeting: a family suite at 170 Charles Drive.

There will also be hearings for the zoning articles for Town Meeting. There are two citizen petitions and one petition sponsored by the Town Manager’s office. This is an effort to update the Groundwater Protection maps per EPA regulations.

She highlighted an event hosted by the Tewksbury Historical Society, holding a tribute to the Propane Gas Explosion of 1972. This will be held at the library next Monday, September 16, at 7pm. The event includes a video presentation featuring three former Tewksbury firefighters, including former Planning Board member Bob Fowler. They are interviewed by town historian Nancy Reed.

Lowder continued, featuring a presentation she was hosting alongside conservation agent Abby Mahoney, which was held on Tuesday the 10th. It covered zoning in town, wetland protection, and the Mass Affordable Homes Act -which was highlighted in the last planning board meeting regarding the introduction of ADUs.

She noted that several meetings ago they had discussed coming up with parameters for issuing exemptions for electronic message boards. Her proposed language included new word tracks to differentiate menu boards from electronic message board signs. She suggested, “The menu board may not exceed seven feet in height, and each menu board panel may not exceed twelve square feet.” This is based on the majority of previously received proposals, between Dunkin and Starbucks.

Jonathan Ciampa asked if the board could receive a log of the other menu boards in town. He expressed concern, wanting to ensure this would not put anybody out of compliance if they wanted to replace their sign in the future and that it is “in line with what we already have that has been approved by the board.” Lowder confirmed she can look into the sizing of the static to electronic, one-to-one, replacements to help ensure that those who want an “in-kind” replacement aren’t forced to have to come before the board.

Ciampa also commented on adding verbiage to ensure the LED signs are in “dark mode” when the businesses are closed. He noted that a stipulation vs blanket approval should be put in as LED lighting is relatively new and there may be issues moving forward. Vinny Fratalia added that the height minimums and maximums should be kept in mind to ensure they are sufficient enough for trucks etc.,

611 Main Street – Sterling Capital LLC [Use and Solar Special Permits, Site Plan Review, Land Disturbance Permit]

Michelle and Al Salas with Eco Auto and Patrick McCarty from McCarty Engineering came before the board. They shared Eco Auto is planning to expand their business from 623 Main Street to 611 Main Street, to develop a sustainability center. Currently, 623 Main Street is an abandoned single-family house, which will be demolished and made to construct a new 4280 square foot building and forty-four new parking spaces. “We are maintaining the setback from both streets for the landscaping requirements, a 20-foot parking setback.”

TEC, a Tewksbury consultant, and Alex Lowder previously provided comments to Eco Auto, in which they can revise their application with a clean list by the next board meeting.

Nicholas Lizotte inquired about the handicap and accessibility access. It was recognized this was already a part of both TEC and Alex Lowder’s previous comments. McCarty explained they plan on moving the location of the door to provide an additional sidewalk into the building. He also noted they have handicap charging. Lizotte continued, asking if they were fast-charging chargers. The solar canopy has twenty-four Level 2 chargers and they have plans to bring in Level 3 chargers.

Jim Duffy confirmed Eco Auto will feed backup power from the national grid, weather-dependent, and recommended overlaying and coordinating landscaping and underground. He confirmed that there are two entrances. With the back entrance, Rogers Street, being mostly used for inventory, he warned that the house on the corner of Rogers Street may cause visibility issues.

Fratalia addressed whether there was sufficient light blockage along the back of the building so that the neighboring tenants wouldn’t be disturbed. McCarty noted the lights were downward facing to reduce glare on the abutting properties, however, the sewage area prevents putting in abundant landscaping to provide light blockage. Fratalia verified there would be light traffic going in and out of the business, an estimated 20 to 30 vehicles per day. He also confirmed that Eco Auto had been liaising with the fire department, conducting training on how to handle a charger fire.

Ciampa cautioned to be cognizant, that a “green project is destroying a lot of green in the process”, and they should consider items such as landscaping and style of fencing to diminish visual impact. He asked if they had a fuel cell or battery storage, and it was explained the power goes directly back into the grid.

He also commented on the necessity of the back building being 25 feet tall. Eco Auto has partnerships with three manufacturers for New England distribution of commercial fleet vehicles with EVs. This can provide up to $100,000 in rebates. The building needs to be tall enough for these trucks and meet lift clearance to provide maintenance on these vehicles.

Stephen Johnson noted the renderings look like the solar panels sit below the edge of the roof, which was confirmed as an effort to minimize. Johnson asked to see a rendering from the ground level versus aerial. He also asked if landscaping could be put on the side of the building along Rogers Street.

He advised to maintain all sides of the building in perpetuity. Additionally, to improve service traffic, expanding the width, curving the Rogers Street driveway, and converting it into an exit would make the right turn easier.

Residents:

One resident came forward, firstly thanking Eco Auto for purchasing the abandoned building. He lives behind the south side of the building on Rogers Street. He continued, “I don’t want to have a drive-through next to my living room window.” He inquired as to whether the easement behind the building was to be abandoned and if they could tie into other utilities on Main Street to make room for landscaping for privacy.

McCarty clarified that while the easement does not need to still be, there the sewer line is still in use. Ciampa suggested the architect work with the color scheme and material. “You don’t want to look at a big white box.”

Another resident living on the corner of Rogers Street and Main Street, came forward expressing concern for trucks making the right turn into the Rogers Street driveway. He noted the fire hydrant and bus stop that could cause interference.

Stephen Johnson referenced the curved expanded driveway discussed earlier in the meeting. Employing a radius turn plan will allow drivers to exit without crossing the center line on Rogers Street.

Salas added, “We want to make sure that we are working on this as a community… to figure out the best solution.” With this flexibility, Johnson suggested gating off the curved driveway on Rogers Street for emergency use only, to not interfere with the fire truck swept path analysis.

The resident continued, inquiring if the charging service needed to be 24 hours.

Salas explained, “One of the biggest challenges right now in the adoption of electric vehicles and sustainable vehicles is the availability of infrastructure.” McCarty also added the late-night charging stations will be “close to the existing building, where it’s going to be well lit and under surveillance.” Lowder confirmed that due to public grant funding, charging stations need to be accessible.

Johnson suggested the late-night charging sites be internally facing to prevent headlights from entering the homes across the street. He also added that making Rogers Street driveway emergency only will keep customers away from where they store stock, after hours.

McCarty queried as to whether a full traffic study is warranted, given that the site was previously an existing dealership and the Rogers Street driveway was potentially not being utilized, only in case of emergency. Johnson proposed, as the business brought in limited vehicle traffic, that no study was needed. Ciampa seconded, “I think we’ve seen enough traffic study information on Route 38. Johnson added, that if it is decided the Rogers Street driveway is indeed needed, then a traffic study should be considered.

Johnson made a motion to continue the discussion on September 23rd meeting.

Correspondence

Johnson highlighted the community outreach meeting notice for the September 23rd Planning Board meeting regarding the Massachusetts adult-use marijuana retailer. This was held this last Wednesday.

Fratalia brought notice to an abandoned lot off Route 38. If there were no zoning inquiries, he suggested turning off the service box for the circuit breaker block, for safety reasons.

The next Planning Board meeting will be held Monday, September 23rd, 2024.

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