Okay. Um, so I'd like to call the meeting to order. The Tuesday, May 20th, 2025 planning board meeting. Um, if there's anyone in the audience other than LCAT recording, could you please state your name for the record? Okay. Um, so I'd like to do the roll call
starting with Pete Pete Henderson, Bill Fika, Cassandra Sherolo, Robert Trell, and then Robilla, director of planning. All right. So, the approval of the meeting minutes. So, I have a motion to approve the meeting minutes from April 1st. So,
moved. Second. Um, oh, so it's been moved and seconded. All those in favor say I. I. No nays. So, that passes. Um, next, the approval of the April 15th planning board minutes. Do I
have a motion to approve? So, move. Second. Second. Okay. Um, all those in favor say I. I. Um, so there's no nays and there's one abstension. That passes.
Uh, cases SP-20225-05 and site 2025-01. Request for a special permit and state plan review to construct the 23,000 square foot building to be operated as an assisted living facility convolescent assisted living congregate elderly handicapped housing or nursing
home at 199 Denow Road Assess Partial ID 10-12-2 located industrial garden park zoning district applicant live crossing LLC 118 Brook Haven Drive East Mass 01028 sign in here first. Okay.
[Applause] stand. Yep. You want to explain it to us? Great. Good evening, Rebecca Lee with our maybe for the camera. I don't know. Is that We have it in packets, but for if you want to turn it slightly a little bit.
Yeah, there we go. There you go. Yeah, it does. So folks can see on Zoom. Perfect. All right. Um, so again, I'm Rebecca Lee with Arley Associates located at 40 Street in Westfield, Massachusetts. Here tonight to present the proposed memory
care facility at 199 Densel Road on behalf of the applicant, Live Oak Crossing LLC. Um, I am accompanied tonight with the owner of the property, Mr. Bill Lant, as well as the applicant, Mr. Paul
Ternowski. So, the parcel is located to the south of Dens Road. Um, it's also located to the east of the Long Meadow, East Long Meadow Town. Um, the property is currently vacant. it is um within the
property or within the project site. It's been cleared of mature vegetation. So, there is a tree line that um extends along the eastern and western sides of the property as well as along the rear
of the property. Um on the property, there is a Tennessee gas pipeline transmission easement. It's a 45 foot easement that cuts through the rear of the property. We are planning to stay outside of that altogether um to avoid
complications. The property is within the industrial garden park district that does meet all of the dimensional requirements for far as lot area frontage goes. Um there is a portion of the site that's
within the 100 foot buffer to the ordering vegetative wetlands offsite. We did submit an RDA to a request for determination of applicability to the conservation commission and received a negative determination. This is the proposed
layout plan. Um the memory care facilities 23,000 square feet. It does have some outdoor patio courtyard areas um for the residents. There's a sidewalk along the northern and eastern side that
wrap around to the rear. Um that will all be accessible to um you know tenants and visitors um secured gates um around the premises um with full-time employees um
monitoring. There will be parking total of 21 parking spaces provided in front of the building with ADA spaces that meet the requirements. Um and then as well as ready parking spaces kind of towards the the eastern side here. Uh we
are proposing a dumpster enclosure kind of along the eastern side of that parking area and um one directional traffic throughout the site. So entrance will be off of Dunlow Road and then exit will also be a separate curb cut off of
Dunlow Road. Um this is just a grading plan. So the site is fairly flat. It generally slopes from Denow Road towards the back of the site where that bordering vegetative wetland is. Um we are trying to maintain existing grading patterns to
the extent feasible. Also um mitigating runoff through the use of several basins along the front and the eastern and western sides of the site. And um the parking lot is graded
so that runoff will sheet flow towards that front basin that you see here. and I'll dig into the storm water management system a little bit further on this sheet. So, we're proposing three separate um basins to mitigate storm
water for this site. Uh the front basin will mainly be for the parking area. This is the bio retention basin. So as I mentioned, storm water will sheet flow towards this vegetative filter strip um prior to entering the bio retention
basin which will have soil media and plantings um to treat storm water runoff and also um infiltrate um mass Massachusetts storm water management or handbook standards.
The eastern basin here is designed for a portion of the roof runoff. So, it's clean water um mainly to try to infiltrate as much as we can. Um and then the eastern I'm sorry, the western
basin again will be for roof runoff. However, this basin will control the entire system as there's an outlet pipe that extends to the rear of the property. So, once the storm water elevation hits a certain elevation, it
will discharge towards the pre-development um condition direction. So, we have some equalizer pipes connecting all of the basin. It's essentially one big storm water management system um to mitigate
and meet the standards per the Massachusetts storm water handbook. Other utilities, so water, we're proposing to extend the water man along the right of way um to the north of Dunlow Road. Um we've been in
communication with DPW. um they've submitted some comments just regarding how we're connecting to the water man and some of the you know construction details. So we've incorporated that into the rev A of the
plan set. Um similarly for sewer we're extending the main from the southern side of Dow Road kind of where the Benton Drive um intersection is all the way down to the site. We'll have to do a
force main to uh gravity manhole in the front of the site and then it will be gravity fed towards the existing municipal system. Um electric so overhead what will be extended again along the right
of way to the south side of Denow Road where it will go through um transformer and into the proposed building. Uh I'll also mention that we are proposing a gre uh oil water separator
sorry grease trap um because there will be a kitchen on site in gas. There's actually a gas line that's right in front of our site. So that one we won't have to extend all the way down from Benton Drive for landscaping. So because of the
magnitude of our storm water basins, there wasn't much room to add plantings. However, we really wanted to um make the the entrance of this site, you know, aesthetically pleasing. So we put some black tupalos along the front um ground
pylon sign kind of in the middle. And then that bio retention basin will have a bunch of different plantings that are designed to treat um storm water runoff. And then, you know, we're maintaining that um existing tree line
that's essentially, you know, to the rear and then along the sides of the properties. Hopefully you brought your glasses. Um this is a phototric plan. Um, we're proposing wall packs kind of around the perimeter of the building.
Um, and then a light pole near the dumpster enclosure. Um, zero foot candles along the property line is being proposed. I've got for site plans. Um, transition to the architecturals unless
the board has any sight specific questions that would like me to answer at this time. I know. How does all the water drain from that that back retention basin? So, it's just going to flow into the
wetland area. So essentially um the roof runoff will run kind of toward the side basins are all interconnected and then once the um the runoff hits an elevation of let's
see where we at here 204.69 which is enough you know for recharge that's required. It will start to discharge through um a pipe outlet pipe headed towards the headed towards the
wetland area. Yep. I like that. Oh, that's good. Yeah. No, we're good. And I'll hand it over to Mr. Lant to go through some of the architectural details. And he also brought you some
samples. I have this is just kind of a visual of kind of what they're the color scheme. Nice. Good evening. William L. I'm the owner of the subject property and a contractor
in town. Uh I have been working with the owners of Live Oak. The intent of the design um was to make it look residential. It's a residential home. Um so we're looking at a combination of
fiber cement siding. Um I have samples here. These are the color tones that we're looking at. more of an earth tone look along with stone on partial front elevation and a weathered
wood roof. And again, the intent was to make it look like a residential structure and not an in, you know, a commercial commercial looking structure. Uh Keer
and Associates did the design work on the building. Um you can see on the front we have the partial stone across the front. There's a band along the two wings and then the stone extends up to the top of the front entry. The front
entry roof, we're looking to do um a standing seam metal roof. And again, it would be an antique bronze color. And um we show two decorative coupos on the front. Um the building has four
quadrants almost like four neighborhoods were we're referring to and uh these two coupows will have um provide natural light into um two of those sections. Um so these will be will be visible from
inside. Um, and then at the exterior, the the windows, we're looking at a Pella fiberglass unit. Um, you can see the decorative arch top windows on the front
elevation. Um, and again, even the doors and and everything, the intent is is to look like a residential structure, not a commercial structure. From my point of view, I think it's a home run. Yeah. I like the multi-light windows. I like the columns. I like the building materials. I think it's great. Thank you. I agree
with it. Yeah, definitely. Yeah. Good job. Any other questions? Love the entryway. Very nice. Um, so this is a public hearing. So is there anyone in the public who wishes to
be heard on this matter? Um, so we have a motion to close the public hearing. So moved. Second. Second. Second. Those in favor of closing the public hearing. I I
All right. Do you want me to give a quick background on something real quick before? Sure. Actually, okay. So, uh if you look at um page seven of your project application report, um I have one additional condition worth
discussing and then uh some general comments. They pretty much addressed every comment that I brought to them before this hearing today. The first comment was in regards to their sign which originally was placed in uh the town rightway and they've since moved it back to be next to the
detention basin. So, they're in compliance with the sign bylaw. The other thing was to give us more detailed um description of the sightings and the architectural stuff which they did just now tonight. Um overall, they've pretty much satisfied everything else with the
exception of the traffic study which they are requesting a waiver from. They can substitute it with trip count instead. Yeah. So, I mean overall it's looking good. I just I asked the board uh one condition to put on the site plan review because remember you're approving
two different permits tonight. Special permit and site plan review. Uh for the site plan review, I just recommend adding this additional condition which requires that they reach out to the director of planning to coordinate site visit post construction. Uh just so we can make sure the site is in compliance
with the approved plans before issuance of a certificate of occupancy. the building commissioner and I did discuss this beforehand and he was fine with that being a condition and he thought it it made sense. So other than that that's that's all the comments I had and take
it away. Okay. Um so your action items should we be taking those in that order? I think you should. Yeah. Okay. Would anyone like to I would entertain a motion to grant the requested waiver from the traffic study requirement of So move.
Is there a second on that? Second. Um all those in favor say I. I. Um anyone like to entertain a motion for action item B? You might want to read out loud to when you make the motion just for the record. Okay. I'll I'll move to accept the
findings of the special permit criteria as I apply to the special permit petition SP 2025-05. Is there a second? Second. All those in favor say I. I will entertain a motion to for action
item C. I move to accept the findings of the site plan review standards for review as they apply to the site plan petition site 2025-01. Is there a second? Second. All
those in favor say I. I. I. Do you want to just keep going? I'll just keep going. Move to move to approve the accept move to vote to accept the standard conditions of the special permit SP2025-05 and any additional conditions
if applicable. Second. All those in favor say I. I. I. Move to vote to accept the standard conditions of the site plan review site 2025-01 and any additional con conditions if applicable. So that would
be the condition of the planning director's correct site doesn't second. All those in favor say I. I. Move to vote to grant Denny the special permit SP
2025-05 with conditions. Second. All those in favor say I. I. Vote to approve to grant Denny the site plan review site 2025-01 with conditions. Second. All
those in favor say I. I. I. All right. All set. Your turn. Your turn. I guess before the applicant leaves, I'll just let you know on the way out. Um I will keep in touch tomorrow when I draft the decision
documents. The chair is currently well actually no you could sign instead Cassie get her to sign sometime this week and then once that's done I will send out cover letter with next steps. So just hang tight for now and uh you'll be hearing from you soon. Ready? Thanks
chair Becca. Take care. Talking both of us at the same time. Uh, so is it my turn? You said? Yeah, your turn. Okay. It's a quick meeting. Uh, great. Um, okay. So, director's report. I have the next uh six meeting dates there. Just keep in mind June 3rd. We
will not have a meeting because of the annual town elections. Oh, sorry. It's towards the end of your packet. There's a bunch of junk in there. Scary. Yeah, I'll give you a moment. Uh, I got it. There you go. Okay. Yep. So, June 3, no meeting of annual tests. uh those other
dates are there. There's nothing scheduled for those subsequent meeting dates at the moment, but obviously things get submitted when they do and just keep those dates on your calendar just in case. Uh we don't have any scheduled public hearings coming up like I mentioned. Um just a few project
updates. Uh the massage therapy zoning amendment which would eliminate the special permit requirements was approved by town council. So now those who wish to open that type of business in town just need a business license and state approval. So, makes it a lot easier for
those folks. Um, 330 Westwood Avenue. Um, so the building commissioner and I did meet with Mr. Relle and his property about a couple weeks ago. Um, as of today, he is in compliance with his special permit, but they haven't done a
lot over on Allen Street Wedgewood in East Law. Yeah. Well, he's good on the side of Westwood. Allen Street I've not heard anything about. So, Pete had mentioned it because I think he has moved some of his equipment there,
right? My my daughter lives right there. Okay. And I was over there and he's he has moved some stuff. Okay. But there's still a huge pile of wood. I mean, I know done a great job on Westwood. It's appreciated. But if they could kind of get rid of some of the visual visual
contact, it would be good. There's a red load over there and some other stuff. That's a different permit, but the building does have an online form you can use to submit. It's a zoning violation. So, but that's the the son and daughter live there. Yeah. Because that's his house and the
father lives on Westwood. Yeah. Yeah. Exactly. Yeah. It's not I mean it's definitely better, but you can still see the stuff. You can't see it and you don't know it's there. So, understandable. And I think the screening on Westwood is improved. Yeah. Can't see it anymore from the neighboring properties with the
exception of the church parking lot area. Um, I mean, I think they're good from our end with that site, but you know, obviously if something else were to come up somewhere else, that's a story for a different day. Um, and
uh, I mentioned this last time, but I am doing a survey that's going to go townwide hopefully by the end of the week on traffic and pedestrian safety. The whole point of the city, the whole point of the survey was to kind of do like an infograph on residents of town to see where all the problem
intersections, runways, and uh lack of sidewalk areas are just to get idea of what to do next for grant funded projects, any sort of traffic studies that we should have done, and to work with DPW on fixing a
lot of road issues. So, this is kind of like our way of getting the town's feedback so we can do our job better. and we're hoping to use this too to start spearheading some projects in the near future. So that should be going out. There's going to be a online version which is the main survey, but there's also going to be physical copies
available at the town clerk's office, the library, and the senior center reception areas. And each paper copy has a QR code. So if you pick up the survey, you can scan the QR code or you can look around for a sign around town and do it there as well. Um, and then last bit of
news before I end my report, uh, Oakwood Estates did file their release of Covenant and their performance bonds. We're just waiting on them to give us an updated letter of credit with the new reduced bond amounts before they're able to start getting their building permits. So, that's all I had
for today. Um, I yield my time. Okay. Um, I would entertain a motion to close the meeting. Anyone? Okay. A second. Second. All those in favor say I.