everyone welcome to the march twenty sixth two thousand and sixteen meeting of the planning commission planning commission we do have a we will at this time take public testimony sure if someone signed in over there if you'd like to testify it's time to meet you so you have three minutes if you just right now you will not be able to testify on the item when it comes up on the agenda please identify yourself are against this having the directors unilateral approval of a two year extension of n s m a permit to initiate construction on a subdivision we believe commissioner should here in the may permit request again and make an informed decision if an extension should be granted as much as changed in the area since the initial granting of the permit if not ready to commence construction after all this time the process should start over the specific deadline was imposed by the commission for a reason not just to be automatically extended upon request after request it seems an extension was granted in twenty twelve that we located and expect each one for clarification sorry thank you and ask it as a question it must have been i apologize i got it i probably should know the alphabet by now thank you ok you can be commissioner next month fifteenth and the chairperson of the mt planning commission people twenty fifteen march twenty sixth and whereas he paul has served the many planning commission with that occasion and provided valuable guidance  planning commission it is hereby expresses eavis gratitude and appreciation to all for his service during the last five years and hereby extends the best which is which is in his future endeavors planning commission i've learned a lot here i've got a lot of input from the people out there the public and i appreciate and i hope that they'll continue in this i've always been supportive of public access is important in that kind of thing and i'm hoping the next slide shows in context this is the maui meadows subdivision here the project location is also indicated by the red m parking and the owner parking the furthest street dwelling is the proposed d m v cartage two bedrooms kitchen and living space and that space as i stated the entrance to the property is from  the next like shows the pool features area of the b and b proposed in because of the pool ours are noted in the house policy quite ours are also noted in the house policy and parental supervision is required for children is also noted in the house policy as well the property is landscape with the visual and sound buffer for emitter buffer three hundred sixty degrees around the entire property as i stated quiet hours are noted in the house policy and there is a twenty foot high by one hundred sixty foot proximately long ironwood hatch that lies between the nearest neighbors providing visual and so living in kitchen space to the right here the bedrooms are both southwest facing smoke detectors in each bedroom house rules that are posted are three other d m d properties that lie within the five hundred foot radius there's a forty b n b property that lies just touches the edge of the five hundred foot radius the shaded property in the here community plan shows thirty one permitted b m views currently thirty permitted just year each is currently and the community plan cap for each is one hundred at this point we received no neighbor opposition after three separate mailings there have been five letters of support from the neighbors within five hundred feet those examples are in your exhibits and also shown here smaller house policies emphasize quiet hours again and respect for the residential nature of the community the landscaping helps greatly to minimize the audio visual disturbances and no no it's disturbing to reports have been filed with the police department neighbor and i'm here because sandy is my property my bed and breakfast is one that's within five hundred feet of of sandy and i just wanted to express my support for for her permit and just comment that  while it appears that there's a lot of you know bed and breakfasts in this area were outnumbered by more than ten to one by our neighbors ok so i don't think that we're taking over in any way shape or form  sandy's property has never caused me any impacts and we're just separated property between us i will say that the one property in between us the guy likes to sit out on his deck and drink until one thirty or two in the morning he's not a big breakfast but if i wouldn't be supporting his activities here the way i the way i am for sandy when sandy first moved into the house she invited the neighbors over just to get to know what's and ever since that time she pleasant neighborhood to converse with on the street and her activities have never never caused me any any negative impacts and i hope that this she can say the same about mine so i support you granting this breakfast even being closer to sandy we haven't had any and there has been no impact from her going to living next door and even having guests of her own over and things like that she's she's been nothing of nice to us and i just wanted to let you know that we have another neighbor here that this is the same thing again being i don't know the numbers being outnumbered ten to one with better breakfasts first people who live here long term i think that's important but also i think it's important that the are there any special conditions for this or that the standard conditions that all be exactly standard conditions in the hearing us for the other b and b is within the five hundred foot radius of the question if we can we can i don't believe the second floor is accessible but the first floor is accessible of the primary dwelling certain room limit where that becomes a portable and i don't believe a single family residence is required if years of public work we don't have any requirements for a da that would come under a department of justice and usually it applies when you have scum marshall buildings or buildings that are government facilities so when it comes to residential structures a commercial building like yes i think there might be yeah you would but it wouldn't again it wouldn't be under public works as it review for that it would be a department of justice item and again yeah it's not you know we don't need you for that but there are standards staff are typically followed for commercial buildings when it ok for the question again i support the bed and breakfast but i would like to ask the commission to consider letters of support from the community as well as one letter from an engineering firm looking at the drainage report  i think most of most of you have seen this presentation at least once so i've tried to shorten it and condense it down to some pertinent facts and i think the most part in fact is that we have some significant site plan changes that have gone on since the last meeting and we've we've also done a lot of community outreach and you'll see some of the letters in the packet from one letter from the k c a and mike is here to true to report on out and  i think randy wagner might might come i think she's a running a little bit late but let me go over the site plan changes because they are significant and they do make the project much better so i just wanted to review briefly  two thousand and fifteen on the draft year we were at the project it was a fourteen thousand five hundred fifty square foot store we had about fifty parking spaces and we had an access way and then when we received many comments on the e p a in june we revised the site plan one of the significant changes was to eliminate access way on to no one no whole k street in response to community a neighbor concerns and we also significantly changed the design of the building so we put a hip sloped roof around the entire building to make it more lower and residential in scale and that was a result of community concerns also you can go back to the other one you know ok this december site plan how to retention basin about twenty thousand square feet and then when we came back in february we enlarged the intent retention basin but we kept the same capacity and that was a result of doing some studies on the water table and we found out that the water table was actually higher than we had anticipated so we increased the size of the retention basin footprint to compensate for less  back to the community the next week and we had some good meetings good discussions and there were a series of meetings that went on and we talked to several of the neighbors most of the neighbors were were in one group that was organized by randy wagner and she was very instrumental in spearheading a lot of changes that we eventually incorporated into the plan subsequent meeting to that first meeting randy actually invited us into our home and larry elder from walgreens was there it was a very productive meeting because we had a decision maker in the room that could make decisions and communicate store size and other issues that were important to walgreens immediately that was good so th revised site planned as a result as a result of that meeting as a smaller store the stores now about thirteen thousand square feet versus fourteen thousand five hundred fifty we have a significantly  larger green and retention area along the hawkeye street there's no access for no chi street like in the other other plans we've also incorporated more landscaping that would have a significant screening  plant and it could be a hedge or it could be other kind of screening screens loading dock area we have incorporated some landscaping in the front of the building that was requested and we can also do some screening in front of the parking areas another major changes that we've reduced the parking area to the minimum amount of parking required by the county code so we're at twenty six parking spaces now the original plan in june had fifty parking spaces so the result of less pavement is obviously more green space and more previous areas for drainage to retain there's a more close up detailed plan so there's a secondary retention base and here we've kept this area this is still still goes out to originally since the february plan we haven't changed the  site we've added this retention basin here which provides about five thousand cubic square feet more retention capacity it also provides a lot greener space along  detail of the store the eaves of the store about about forty two inches so it's inset provides a look at what's under the eaves and community association or the groups we had met with ask for some landscaping in front so key changes reduced or size to thirteen thousand square feet much less pavement from fifty parking stalls to twenty six parking stalls more retention area second retention area added it's about five thousand square feet  increased landscaping and that's to screen the loading dock the parking areas on the front of the building and let me just go through some of the design chairs that i think you've seen these before but i really like these slides and let me give you a caviar that i'm going to show some of the building sections are elevations we need to update these elevations to reflect the smaller store size these are still showing the larger store size but it still shows the character and style of the roof and what the building would look like ugh i can go through these quicker quickly this is what the store looked like before and in june we had this large coppola feature and this is about thirty five feet high and it will be lowered down it's about twenty six point twenty five point six inches or twenty five feet six inches so it's significantly come down  smaller building smaller store size this is the scale it would come down to four so this is the loading dock area on the north side and that's before that and that's after one more is the back of the building and that's what it was before and that's what it looked from the neighboring property and this is the south elevation which is the side of the building closest to mcdonald's ok so next the last time we were here we heard from you to work with humanity more which of talked about we heard provide more information on traffic provide clarification on the water table and provide more information on drainage so let me run through these points quickly the community meetings that we had we met with several of the neighbors on february nineteenth and  we also met with the owner of also fourteen or so fourteen is the partial that's directly makhaya of the larger retaining retention basin that owner is also a civil engineer and we reviewed the drainage  from walter walgreens was there we talked about smaller store size more landscaping and then we went back to the drawing board and revise those plans and any night be communicating via e mail with revised plans and then she took it to the  case and the result is the letter you have in your packet in the case we've also pledged an ongoing commitment to continue working with the group going forward and the corporation changes and in addressing concerns and and listening to their building at thirteen thousand square feet and then you can see the details here very much but what we're planning to do is we're planning to add a median turn lane here into south to here road and to do that we're going to dedicate some land across the front of our property and then that will allow it this additional to a turn lane and so that will allow left turns on to know hawkeye street now it'll allow left turn into  road in the front of our property so along here will also put a bike lane on this side we have enough with to do that restrike the road would over it also creates a additional lane that starts at about rate here so now the traffic study analyze six traffic intersections in the vicinity and overall the intersections operate at satisfactory levels during peak hours and is when traffic studies are typically  try to summarize as best i can but the traffic volumes on south erode now in the morning peak hour which is from about seven thirty a m to eight thirty a m there's about nine hundred vehicles per hour on south  that would generate approximately forty three trips during that peak warning hour and sixty one trips or extra vehicles on the road during the afternoon  this represents about a point five to point three percent increase of the total amount of traffic compared to how many vehicles are already on the road a traffic study concludes that  intersections studied would still operate at acceptable levels based on a traffic engineering report standards or traffic and if you have questions and when we get through the presentation on traffic hopefully i can address around the water and drainage so again the previous site plan had a larger smaller retention base and the new site plan has a larger retention base and here is mars as far as the footprint less pavement area and the increase retention basin up here illustrate the change in the retention basin based on the depth of the water table so on this exhibit we have the smaller retention basin or at least a smaller footprint and it had a larger depth and we estimated that the water table at that time was about elevation two feet above mean sea level when we did a study we found out that the water table was actually about thirty one inches above mean sea level meaning we had less adept to work with for the water table and the what retention basin so we were we widened the footprint and retains the same amount of that we can do further analysis on the water table depth we we did it at a point in time and i know mr domingo is here and he might have some concerns about the water table study i guess the bottom line i'd like to express is that  we have extra capacity we could make the retention basin somewhat bigger by increasing the footprint we have about three times more capacity than we need actually more than that so there's a there's a room for a margin of safety margin of error we still have enough retention capacity but the bottom line is that we're not going to build a building if we can't build it correctly and we can't get the permits far as a drainage permit a flood just a permit and these permits are reviewed by the planning department and the department of public works and so if we can't meet the criteria and we project we can exceed the criteria you know we're we're not going to build we're not going to be able to go forward  build we can skip this one this is same so just want to summarize drainage and in the current site plan because current site plan has a significant change to the drainage capacity so the smaller store and reduce parking generates much less runoff than before it leaves more pervious area for ground rainwater to soak into it allows for additional retention area and altogether our retention area storage capacity is about twenty five thousand cubic feet that's twenty thousand cubic feet southwest corner it's in the back of the property that we had previously proposed plus along the hawkeye street is another five thousand cubic feet of retention capacity we're greatly in excess of the requirements and this revised plan also allows us to hold some of the runoff it comes down from kyrios that currently sheets she flows through the property we do have the retention to make some improvements to the regional drainage conditions although even our r and prudence are not going to solve the flooding problem conclusion we're here for the third time and we do ask for your approval of the finally a and we will be moving on to the as a mayor if you do take this next step and there is going to be more discussion with the commission and significant criteria for finding of no significant impact again is not an approval of the project there live another day to come back to this commission it will also go to the council for a change in zoning eventually you commission review estimate change in zoning before the council and back to planning commission on the estimate the council approves the zoning so it will be before the commission many more times at least t going to amend that a little bit tom mentioned randy wagner several times and i wanted to kind of clarify a randy is a board member of casey a in addition she's a close neighbor to the project and in addition to that she is a professional architect so she has done yeoman's work and while i can give you guy credit i like to give her credit too as another volunteer who has done as much as possible and the other point i would like to me is the we found the community to have wildly divergent opinions of this project and it was a real challenge for us to come up with a document we've made a lot of enemies but with it and we've made some friends with it but that's the nature of the situation we looked at this as a reasonable compromise if i don't get through the whole letter you'll have it its real impact on our community you have to listen to testimony and pointed out your own concerns that have helped us to work towards addressing the worrisome conditions described by neighbors and other community members at this time the  please reference the attached drawing we know the changes including store sizes limited to thirteen thousand square feet maximum additional retention basin and it along the who cry parking is limited to twenty six  minimum maximum landscaping has and improve to fully screen loading dock from the neighbors to screen the base of the store facing south here road to screen the parking from south to a road sidewalk and to provide shade along the who contacts tree and south side what the changes reflect walgreen's response to the community's needs to buffer the current residences from a watch commercial operation and also allow for increase on site whatever we tension these concerns are consistent with our community plan priorities and have been prominent in the neighbors objections to the previous designs we understand at walgreens will continue to work with the and the neighbors in the design development elements of the project say such as architectural finishes lighting landscaping parking lot city and limiting  not feel this is the ideal size development for this particular location we do appreciate the willingness of walgreens to address the concerns of the community we look at this experience as an example of how developers can work with the community to achieve  i'm with you for every one of the hearings on this not because it's been the item that that most attracted me but but just because i'm usually here and i think that this is what i observe is a really good use of the process  these folks have listened to the concerns that were expressed and and responded to them i think in a way that's making everyone happy and i think that the commission should feel good that that you participated in this my concern issue and my solution given it on the surface would have been to turn no because street into a place where there was a traffic light no place to turn left and so forth but i recognize that the neighbors are no because i probably didn't want that and i looked at what they proposed here and creating the buffer that they have the rather large green area i think makes a lot more sense and how i looked at it initially i still i'm concerned about what they pointed out which a left turn out of mcdonald's is that is the problem the choke point in this and i hope the department of public works will help in in creating lines and arrows and so forth to try to improve that situation when this this gets constructed because there's the opportunity to make an improvement here in in the traffic so i hope that this environmental assistance is accepted and again that that you all can feel proud that when i'm donovan domingo i live on the thirty four noble cause and the big thing that i continue to bring up and it's not going away even though it's only thirteen thousand square feet now its footprint is still going to be about eighteen thousand square feet because of the the ramps the sidewalks everything so they have it's a zero phil law area zero bill that means you cannot bring anything on to the the property to build it up yet you have to also match what the building saying is seven feet above mean high mean sea level and it's only what forty inches i think it is whatever is so you've got to go at least three play speak in order to do that on eighteen thousand square feet and actually it's larger because of other things but i'm just trying to give them the benefit of the doubt eighteen thousand square feet that has to be raised at least three feet on a twenty two and the only place they could get out of is that retention area which they say in their own numbers is twenty two thousand square feet or cubic feet twenty two thousand cubic feet is just under seventy cubic yards but they need over fifty four feet just to get verily up to where they need to be not including their there see them in their concrete and all that so it's not possible for them to build it unless they again dig that hole much deeper they get more feel out of it to build up there a lot which now that ends up we have a big like right middle of our residents and i totally disapprove  my name's randy wagner and i and very involved in the process i live on the end of a high and i know that that lot floods now i've seen that previously it was a wetland that was built and then mitigated it with a wetland an area that doesn't help the area that it's in so what i i'm very happy to see the additional attention and i would love additional retention underneath the paved areas because the big decision for me was if we can get walgreens to give us more attention in that area which is what they're working towards i felt like our neighborhood would be better served then allowing these slots to go to single family homes where there would be no infrastructure improvements and the possibility that people would pay their entire lot which we from time to time and he had so for me it was a the decision to work towards a lot more of the living was a lot that continues to function as it's meant to do and it seems ironic that a big store would be able to make that happen i'm going to work really hard continuing forward with walgreens as they have said they would do and with tom and lay it on me to push and push and push for every single possible thing that will help that lot not become a problem as donovan described because i understand his position completely and i do want to appreciate the comments that some of you all have made that show that you really cared about the effect on the adjacent neighbors particularly the one who's agnelli behind that back the retention basin if you any questions was just commission find a finding of no significant impact subject to the representations made before the commission at the january twelfth twenty six ten february ninth twenty sixteen and finally the march twenty second twenty sixteen meeting and the  i hope i move to accept the recommendation by the critical in the past and i've taken exception to some of their letter this but in the final in the final analysis i think the comments that they brought for the concerns that they brought forward  problems and the problem isn't in key here so much as it is up on the side of the mountain where you have thousands of acres burning down at all when you get to cloudburst something cool it ends up in  impacts come along the way so when we look at drainage we cannot just focus on south key here we have to focus all the way going up all the way the bottom but you know we do just to give you an update on where we're at with the drainage master plan we did take a look at the the draft provided by our consultant and we had some concerns with that so we're currently working with our consultant right now to get some items reviewed and we look hoping i mean we're hoping to get something out by september probably wanted the consultants to go back to the drawing board but again you know when looking at projects i think we have to those further accommodating concerns on trainers that's coming from elsewhere across the other response i wanted to adult that they're they're solving drainage issues that are coming from their course is whether or not you answer the question course is whether or not there will be a significant impact there's one commissioner so we each have our own opinion in my opinion there will be a significant impact i think it will impact the drainage and i think it will just for the record when i'm drafting a letter for the deferral do you have any specific items that you would like to see the applicant come back with or would you like me to put in the different letter just until there's more commissioners here to have a discussion not like for them to look into the parking area where it's more purpose parking area with a filtration system under that which will help with the drainage even more so they've done an incredible job to say what you guys have what your first proposal was and what it is now the journeys you guys are going to great job for that area in there and again the traffic thing i don't know how you going to resolve it if you come up with something some alternatives that would be great because you're going to shopping center site deciding with your store and mcdonald's or i'm going to i'm looking at people  place going to mcdonald's i'm not sure if that's a positive or negative effect for mcdonald's to really basically what i want to see is how it's not going to have an impact on the community a negative impact on the community i understand the positive impact you know competition's always good that's what our economy is based upon but i see it as having a certain negative impact i want to be reassured that these are not going to be significant can ask a question about the traffic concerns directed to the commission early so with the mcdonald's say the mcdonald's ingress egress is there a specific issue that you're thinking of like didn't have high traffic times i mean i've been on the bottom road where again any everywhere else in ma where what's the traffic jam you can't see anything it's just things that just multiplied on the line and affects the whole traffic they have demonstrated their willingness to minimize the impact and i think especially with the traffic just want to reiterate the commission like one of the comments my comment earlier this hour is that it's going to fly one way or another but you know the water mitigate everything off of the watershed with in other words with the project or without it there's going to be flooding in the sense that they cannot be held responsible to deal with the entire thing was they under wraps for fortune ality and also under our hard grading ordinance they are required to deal with their impact and i think they've higher than the county requirement for revenge three types we have to be consistent as if we're going to impose certain standards on that we have and the guidelines that everybody comes gosh i'd like to convince my two colleagues across the way that that this particular applicant i think tried in every way to appease what's happening and what kind of convinced me was that the community association understood that although there are some problems that the applicant cannot complete all these requirements that are put on based upon what they're faced with and i think the final thing that i get concerned as a commissioner is not a permit process get to a point where the applique can spend the whole lot money every month that this is delayed you know it's we agree to disagree but we all have roping ins which is why there's nine of us for should be nine of us so if we all have the same opinion we wouldn't need a commission while the idea that we disagreed might slow down projects  it's not designed to stop projects and what i enjoy working with all of you at this point in time we disagree my opinion is is that it will have to be significant the operative word is significant impact everything like you say has in impact  my concern is with significant impact and i am not in any way taking away from the efforts of of the something i think they did an outstanding marvelous job i want i want a little bit more input from the from the rest of the commissioners so it doesn't seem like we're in the rain already and seems like seems like everybody is like the guys you know the bottom dollar is we all have our own opinions in my opinion it has a significant common a cave so we've seen from step one to where we first started where we are now incredible improvements incredible i mean and what was a box before to something actually blends in with the environment i mean your efforts have been tremendous and i i thank you for all those efforts and ok and they have a right to their opinion just as i have a right to my so i don't want them to take offense that i'm not opening with  twenty fourteen redesign did not require a left turn pocket the permit was not amended to remove the requirement when you're talking engineering representing mr mara as requested the requirement eliminated so this was done but what happens is that here we have key quick stop store which will store the driveways here then what happens is that you get limited cceptable but without are worsening what people were building for traffic so to eliminate something that would improve traffic seems counterproductive  is the narrow one left turn from the uphill side to the growing commercial area back up the single through lane which a pocket would help we leave any of the existing retail business is such as restaurant a gym yoga studio generally have patrons remaining warmer than a retail liquor store which indicate quick turnover clientele and a greater need of this for through traffic allowance further without it the resulting vehicle public works chair so when this issue came before us a few months ago i looked into the committee the planning commission meeting minutes back in two thousand  and there was no requirement from public works at that time to have this left turn lane it was merely just offered by the applicant so it became a condition of the planning department so it was never a public area for the comments idea as to why it needs an additional extension extension and it is just a process and it was approved at the end of two thousand and nine when we received our approval  know there was this ordinance change in show me the water with hundred percent affordable so we worked with the housing department and that agreement to have  one hundred percent affordable project here of twenty we were doing twenty seven labs there so jason two existing homes in the area all in we didn't change zoning so it's still  meeting with public works and water department and was able to get the provable allocation letter from the water department and then we we also we had to revise the housing agreement to meet  current standards are mostly financing financing issue about foreclosures and things like that so we just received a recorded housing amendment and then we're the we're going through the process with planning going to the process with s s h p d no is that correct and we're going through the process with all the departments that's covered under luck i would defer to your planning department because you guys know the way prices the director certainly one of the ways to make it ok thanks michelle this last weekend i don't know if you guys been to the other side it's really really really really bad this place is where there is a hundred yard beach it's ready right against a sidewalk places like that old embassy suite trees are falling the ocean and everything like that so we've got to come up with some kind of system up for me it's like going sweet get some way to stop this surge or taking away the sand it's got to slow down because it's going to be nonstop if this continues going to work in some kind of way we do some adjustments with them the first minute and then you're going to have one public hearing i don't actually know there's five public during times like