Can we get some lights in here? Okay. >> Oh, there's people out there. >> The end of the end at 7 o'clock, I'll open the meeting of the Kingston Planning Board Monday, April 13, 2026 at 7:01 p.m.
We'll start out with a roll call. >> Alexander Graham, present. >> Dave Gabrian, >> Jonathan Barnett, >> Bob Kedar. >> Okay. All right. So, um, we'll get right into our first, uh, piece of business. Is that okay now? >> Yeah. >> All right. That's going to be 121 Main
Street, minor modification for special permit condition number four for additional tenants. Anybody here representing that? You want to >> So, uh, the microphone say your name and, uh, address.
>> Oh, thank you. Do I sorry do I hold this? >> No, it's good. >> Just stand six inches or so. >> Yep. So, thank you very much for uh for having me this evening. My name is Dave Barber. I'm the owner of Body Mechanics Physical Therapy, the proposed tenant.
Um, so my co-orker uh Brie Sig Freed and myself are here uh hoping to advocate for uh permission to to use the building. Um we're a low volume physical therapy practice, a small mom and mom and pop style physical therapy practice. Um, physical therapy is a very essential
service. We've, uh, done some research in the area. There are a couple of physical therapy practices, but they're all really, um, kind of over booked. We've been reaching out and finding that weight lists are three or four weeks long. Uh, our practice is very personable. We've grown over the past seven years through word of mouth. Um,
all of our relationships, all of our business comes from satisfied customers. Uh, so we're we're hoping to bring some new technology and and some additional resources to the town. and we we think we could uh really do some good. >> Okay, Bill.
>> Yes. So, for some context, this is the Dunkin Donuts uh plaza where we have the daycare and the Dunkin Donuts and then some vacant space in the Dunkin Donuts building. And um we had a as I pro
provided to you online the uh full traffic study done by BHB and then peer reviewed by Vanessa and Associates Inc. on behalf of the town and that's what we require in order to come and see whether we can add a tenant to
this building. and under their special permit for the site. Um, condition number four allows them to come through you through administrative site plan review with the uh traffic study finding that this is a safe co-use of the site
that there is adequate parking which is what we found. And so um I'm recommending that we go ahead and approve because they're not changing the site plan at all. The the issue was is there adequate parking?
>> Okay. So, which changed to your >> nothing? They're just adding a tenant. >> I know. If there wasn't enough parking before, why how is there now enough parking? They did a a peer review of the the conditions of existing conditions because when we did the original permit,
uh we based it on estimated use and actual use is finding that there is adequate space for a low traffic type of use like this one at this site. And our peer review engineer has done their own work and they agree that there is
adequate parking because Dunc is is uh busy during the morning and then again at lunchtime. But for the most part there's adequate parking there throughout the day to support this additional use in the building. >> Okay. The one thing that we've noticed
and I'm going to share my screen for a moment is that we h where did it go? There's a an architectural plan that was approved by the board and some of the details
haven't been finished. on the what we call the rear of the building, but is actually the the part of the building where that faces the street. So, I've lost it. Uh but the the work that's facing the
street was supposed to have some detailed windows attached to it and um those were never finished. The other work was completed. Just having trouble finding this There it is.
So if you look at this plan, you can it's not showing on the screen. Okay. I can't do screen sharing then. >> Is it the proposed floor plan for our space? >> No. >> Okay. Sorry. >> The architectural plans for the building
show decorative round windows. >> Yeah, I remember that. >> Some additional shingling >> and some small details. >> What we have improved is the vinyl fencing, all the landscaping that was required, the bike rack that was required. >> Yep. >> All of that work is done.
>> The doors. the doors were changed out, >> but we don't have we still have this facade of the building that's pretty solid, >> and we want that broken up. That was what we approved. And so, the condition that's proposed is that we um confirm the square footage for this tenant,
>> uh which we're going to do after this meeting. Um and and then also that they can't actually they can outfit the site but they can't be an occupant in the building as a final occupancy until those windows and things are installed. Mhm.
>> So, how many the how many parking spaces uh did we did the peer reviewer find out were free and how many of the is this tenant going to going to take up on a daily like like at any one time? We know we have enough parking.
>> We do have enough parking. It's uh 150 page report that was peer reviewed. >> Okay. Uh here's the 10-page summary which in the conclusion says VHB has conducted a
traffic impact and access study to assess the potential trip generation parking impacts associated with the proposed mixeduse project. The 6,800 80 ft building is fully occupied by a daycare center and the 2,000 foot of the
western building is occupied by dunks with drive-thru. The vacant 4,000 square ft of the western building, originally proposed as office space, is now proposed to house a 3,000qt physical therapy office and what was going to be a 1,000t Pilates studio, but I
understand they've pulled out because of the delay in getting the permits through. The proposed specialized studio uses a U projected to generate approximately 12 new trips, nine entering and three exiting during the weekday morning peak hour and
approximately 14 new trips, five entering, nine exiting during the weekday evening peak hour. The proposed project generated trips are similar to the number of trips that were expected to be generated by the previously proposed office use on the site as outlined in the traffic impact
assessment developed by VHB in March of 2023 and which was approved by this board. The project generated trips are expected to have minimal impacts on traffic operations in the study based on intersection capacity analyses. Of the
45 parking spaces that are currently available at the site, a maximum of 27 parking spaces were occupied by existing uses on a typical weekday. So that's 45 spaces, 27 or roughly half occupied. The
remaining 18 parking spaces available meet the IT, which is the international traffic engineering peak parking generation estimates and the town of Kingston zoning requirements for the proposed specialized studio uses. Additionally, the 45 parking spaces
satisfy the IT peak parking generation estimates for the entire 12,080 square feet development program, including the existing uses. So, Vaness Associates, Inc. reviewed both the process that they
used to come up with these numbers and all of the calculations that were done and agrees that there is adequate parking for the proposed use. >> Okay. The reason why I was concerned was just because if there was like five spots, I didn't want like there to be like a time when people would start
parking on Elder A. >> Right. That's why we have the trucks. >> Yeah. I just wasn't sure like how close the number was. But 18 is quite a bit. >> Yeah, >> I would agree. Yeah. Okay. All right. Don't want Spring Street, right? It's not elder. It's Spring right there.
Right. >> Spring Street. >> Yeah. Spring. Yeah. Okay. Okay. We just don't want any uh cars parked on that road. Yeah. All right. Anybody else? Any uh opinions? >> No. I think it's a great a great plan to put in there. It's u especially maybe we
can get a little push now to get the rest of the little things done that we need. >> It's so close. >> Yep. >> They've agreed to that condition just so you know ahead of time. >> And he did. He did most of it. So that that's great. Good.
>> Nothing further to add. Okay. >> So, I can attest to Yep. >> Yep. >> There being available parking spaces. I walk my dog through there all the time. So, I don't think parking is an issue at all. >> Good. Good. Because uh >> I think it's a perfect location.
>> All right. Um that entertain a motion at this point, I guess. Um, I'll make a I'll make a motion uh for the minor modification for the special permit condition number four at 121 Main Street as listed out by the town planner.
>> Second >> with the exceptions, right? >> The conditions that she listed. >> The conditions. Yep. >> Yep. And we have also condition number four, correct? >> Right. >> The uh of the special permit. Yep.
>> Yep. >> Second. >> Okay. So, we have a motion to uh um to allow this tenant uh with the condition specifically the
uh particularly number two, no occupant be granted for the new tenant until the previously approved exterior architectural changes are completed. So, we want to make sure it's on the record. Okay. So, we have a motion, we have a second. Do we have any further discussion on the matter? Okay. All
those in favor say I. >> I. >> I. >> I. >> Okay. Thank you. That's it. Okay. >> All right. >> When do you open? >> Uh, as soon as it's built. >> We're ready. We've been ready since
March. >> Cool. >> Yep. Uh, how many how many therapists >> when we first start? It'll just be two. >> Awesome. >> Yep. We have six in our primary location. >> Sweet. >> Okay. >> Maybe I'll be there. >> Okay. Do we want to move on to 140 49
Main Street? >> Sure. >> Okay. Uh, 149 Main Street, former Baymont Hotel. Do we have anybody here for that project? Good evening. >> Yes, sir.
>> Um, thank you for taking this up very quickly. We really just filed this application. We weren't expecting to be before you so soon, but it's very helpful. My name is Jesman. I'm a lawyer with representing Divers Lunding. Um,
Diversify is a local uh business local apartment owner um has about 40 4500 units under it ownership management. Mostly apartments in the Boston area. Um
the larger Boston metropolitan area is also located in New Hampshire and Rhode Island. Uh we have this property remoted interior renovations. There's a lot of inside building for this to work. Um,
and I understand most of you're looking at looking at might be the whole picture because this is the first step in a in a process that will take us to feel special. Um,
the next slide. Uh just just background 49 street it's just short of three acres. Uh it's located, if you haven't been there already, between the Southeast Expressway, um Route 3A, the restaurant, some smaller office space, and some
residential uh residents. It's a small residential neighborhood that's a little higher up. Um it's in commercial zoning district. >> That'll do it. >> Thank you. Um, and this just gives you a a picture
from Google Earth from this morning if it's accurate. Next one, please. The background here is the initial uh building was constructed in around 1967 by the Howard Johnson Company. Um, hotel now requires a special permit in
the commercial zoning district. This does not have a special permit because it predates that requirement and so uh it's considered a non-conforming use and can be converted to a different non-conforming use through a special permit. Uh the town already went through
this process in 2002 through 2003 when the then owner expanded the hotel by adding adding on to a building. Quite a substantial expansion and the the zoning board of appeals in that instance gave the special permit that we are seeking now to uh uh in that case to expand the
non-conforming use. We're seeking a change and the planning board at the time went through a site plan review process and approved a plan in April 2003. The hotel has 108 units, 94 on-site parking spaces. There are various other
spaces on the restaurant property that's adjacent and some MBTA property, but when you count only the on-site property on on-site parking spaces, it's 94. Uh, next slide, please. So, our proposal is to convert the 108
hotel units into 97 apartments, 80 studios, 12 one-bedroom apartments, and five uh two-bedroom apartments, and add some amenities like gym space, work pod space, community room, bike storage, and things like that.
Um I put up there also the process for for actually seeing this this proposal through is to go to the zoning board of appeals after site plan review and the question before the board of appeals will be whether this proposal um is
substantially more detrimental to the neighborhood than the existing use. So that's the standard we will be uh measured against when we get to the ZVA but this is the first step. Uh next slide please. I put in your packets uh 12 13 pages of
architectural um plans. Obviously, that's not really what's before you, but I think context matters here. And we wanted to see you what we you to see what we were doing within the building. And this is just one example, one of the pages of of the 12 or so pages of architectural plans showing the layouts
and the units. Next, next slide, please. So, if I can interrupt and just in u add that what you're doing here is is taking down some of the existing walls. >> Yes. >> And you're not doing much exterior work. But could you talk a little bit more um
you know in the interior you're converting these with um higherend not kitchenet but actually full kitchens and and um making these into fully livable apartments. >> Yeah. I I mean maybe after I do my presentation Todd could probably talk to
to the interior work more than I can. Great, >> but we're happy happy to delve into that. >> I don't know the scope of what what you want to look at because you are the first step in a bigger process. So happy to talk about whatever. >> Yeah, I'm just letting the the universe know since people are watching all five
viewers that we have. >> All right. Um obviously we're we're you know when you make a change uh people want to know about traffic. We hired Vanessa Associates to do a traffic impact study. Uh we gave you a brief um two-page summary of that study. You don't want to see the whole study, but
that whole study will be presented to the the zoning board. The summary is that there's not going to be a significant increase in vehicle queuing. And um you know, the the the um peak hours are going to see nine more trips in the morning and 20 more 19 more trips
at night. um or one trip every three or so minutes when you're in the 19 more trips in the evening. Uh there are no high crash areas in this vicinity. So that was not a concern. And we looked at the parking demand given that um I mean zoning bylaws tend to lump two, three,
one bedroom everything together and say this is what we need. We actually looked at the actual parking demand based on the Institute of Traffic Engineer numbers and they are up here. They average out to nine, you know, 0.93 um spaces per onebedroom and studios and
two I'm sorry, 1.27 parking spaces for um twobedroom. We are proposing uh I think if we go to the next page, Val, I'll get into our proposal here. Um, we are proposing to expand the
existing 94 spot parking um, lot with 10 new spaces for a total of 104. Um, and we would limit one bedrooms and studios to one parking space per unit. And the two the two bedrooms would each
have two spaces per unit. And that would give you a total of 102 which is within the you know the requirements um based on the the data from the institution of traffic engineers. We have two spaces reserved for deliveries
and um and uh visitor parking and you know we will be talking and looking for additional parking but this will certainly meet the minimum uh minimum standards that we we should be meeting for this type of apartment complex. And I think that's the last slide. Um
why don't I talk turn it over to Todd to just talk a little bit about what you're doing on the in in interior and then we can talk about >> nobody can visit. >> How you doing? Um Todd Wilson with diversified funding. We've been in business about this is our 52nd year
going into our 53rd year. We own and manage multif family apartments, retail, hotels, um, from southern New Hampshire down to Rhode Island. We, uh, self-manage all our own assets. We buy and hold. We're no, you know, we're not looking to, you know, buy and flip
things. So, we're looking to develop the site and stay on and own and operate it for the future. Um, on this this particular site, uh, like Gareth said, there was, um, when when did they do the addition? 2002 through 2003.
>> So they added about 45 units um into two separate wings and both those wings have you know they're essentially onebedroom layouts. They got little kitchenets in them with refrigerator, dishwasher and cooktops. Those particular units we're going to renovate it all new kitchen cabinets, update the electrical, put
full ovens in, you know, stainless steel appliances, countertops, granite countertops. Um and then the other uh the L-shaped building. Essentially, what we're doing is the largest studios, we're adding full kitchens, L-shaped cabinets with, uh,
full ovens, stoves, um, refrigerators, dishwashers, and then the smaller studios where essentially combining them, cutting doorways in, and taking one of the bathrooms, converting that into a kitchen, and have two room suites. The two bedrooms would have um
the middle unit, and then the two bedrooms on either side. Um, the bathrooms would stay intact. would renovate the bathrooms, but the location wise stay intact and we'll convert the kitchens uh from where the existing bathrooms are. Um a lot of the exterior would stay the same. They've updated it since all new windows and roofs and all
that stuff u you know in the last 10 so years. So um a lot of the work is most of the work is going to be done on the inside. Um, >> and Val, did you have the the parking plan to put up or people can look at it either way?
>> You all have this parking plan? >> Yeah, we have hard copies if you want. We don't need to put it up, but you'll see where we've we found the uh additional 10 spaces. Um, >> just to add, >> yeah, these the parking that's here is actually closer to what you originally
approved in the 2003 site plan approval. Um they had restriped it since then and actually gotten rid of some of the parking. Uh it's great that these are 10 foot wide spaces. Uh gives everybody lots of room to open their car doors and get in and out of their vehicles, which
is what we require. And uh you can see that they're not proposing to use any of the parking for the restaurant that's out front. So, um, knowing that the the demand at the intersection is similar to the hotel
use, the concern has been a focus on the parking. And, um, we're excited to have this change in use that's being proposed. We have adequate sewer, we have adequate water. Um, it's a good reuse of the site. It's right next to
the elementary school. It's walkable to amenities that are in downtown, the library, uh, the Reed Center and things like that. Um, and this morning I had called over and said, you know, in looking at this, is it possible to maybe
say we wouldn't have commercial vehicles as part of the tenant mix as people come in and rent these apartments? Um, and we we went back and forth a little bit and we came up with this draft condition which you all have before you,
which would be to allow the owner, manager of the site to as they lease tenants into the apartments, make sure that there's adequate parking that make sure that they're not going to go over that 102
spaces. It's never going to be full. You're never going to have all 102 spaces filled because not everybody's going to be home at the same time. People go to work, people run errands, things like that. So, they're also going to be looking for additional parking as time goes on. And this is a phased
project. They'll do a little bit at a time. So, um we are recommending this condition as a team um working together in terms of what's acceptable for them and and allowing us to make sure that the site's
going to f function and be safe. And so we've come up with this condition where um if they have to stay at that 102 spaces in terms of the tenants that are there and then they can come back as
they acquire more parking through minor site plan modification to allow them to have more tenants with more cars if they have the parking available to them. So that's food for thought in terms of a condition.
>> Sure. I >> mean, where are you going to come up with extra parking here, though? It's completely used up, right? >> They're going to have to find a way to come up with it if they need it. But right now, we're showing that we don't need it. >> Yeah, it's incredibly dense. And uh I
mean I don't know how many parking spaces going to be for visitors, but you know >> they're limiting themselves to two, so they won't be allowed to have visitors. >> Yes. >> Which isn't very realistic, unfortunately. >> It's not very realistic. Yeah.
>> I was thinking there was going to be fewer units like because they're going to combine, but it seems like there's a lot of studio, but none of none of them can have visitors over. Okay, one idea really to talk about that. >> They'll have to meet at Cancun's hang out there.
>> Cancun's already got problems. I mean, getting in and out of that parking lot is crazy on a nightly base, especially on the weekends. >> We just we just need apartments, though. >> We really do. We need the >> We're We're desperate. >> We need the housing. We need this kind of housing specifically.
Uh we call for it in our housing plan update. We call for it in the master plan. We call for it in uh village reuse areas, which this is, you know, right next to the uh center of town. And so it makes sense in terms of all the planning
that the town has done over the last uh two decades. >> Hey, hey, Val, I'm I'm curious and I I'll go by at night. Um but how is that place lit up at night? >> So I'll let the architect respond to that. >> Yeah, I'm just I'm just curious about,
you know, >> I don't know. Um, I mean, we weren't planning on any changes for the uh for the existing parking lighting. Um, so it's whatever you approved before is what should be there. >> Yeah, it would be dark sky compliant. >> Yeah. I mean, the the lights
>> That's why I was curious. >> They come up and they come down. >> And I'm just, you know, we get the neighborhood behind there and >> it's not it's not bad for the neighborhood. There's not much like pollution. >> Not on the backside. >> No, not on the backside. Like I said, I live right around there. >> Oh, good. And there's uh I mean it can be quite busy, but I can say they do
separate the parking between the restaurant and the hotel pretty well. >> That's actually one of the reasons why it is so packed in the front is because they typically don't let anybody get into these parking spaces. >> And it's it's not well lit, but it's not
um I mean all the lights face down and you can walk around it no problem. >> Good. My only concern is the phantom two guests. How, you know, that just seems to be somewhat unrealistic uh uh that
you're going to be limiting two guest parking spots. It it it are you thinking in terms of some of the tenants won't have cars and they'll be walking to the train? >> It it's possible. The bus is right there. The train is right there. Um
we're going to have bike storage. I mean, with any luck, people will will be using bikes more. Uh I I think the reality is, you know, the parking it's never going to the parking lot's never going to be full up, right? People
come and go all the time. So, there will be reserve spaces for guests, but other people will be able to use it, you know, while while it's it's empty during the day, right? >> What what is the demographic you're u targeting for these units?
That would be your question. I mean, I I will say that we do do even to get like this amount financed, you have to finance both the purchase of the property and all the renovations. You have to do a uh a study, a proform
showing that the demand is there um for the apartments you are proposing. And we've done that and and you know, we we feel comfortable that the need is there, the demand is there, the demographic I'll I'll leave to Todd. Yeah, I mean it's
essentially it's like workforce housing is really what it's going to be. I mean naturally just because of the size of the units um um the rents are priced at like 80% of the AMI in the in the area. Um, so it's just, um, typically we have
a lot of success with, you know, people downsizing, selling their homes or, you know, young people just getting out in the workforce that just need a, you know, affordable place to to stay, but young professionals, you know, retirees that kind of, you know, need a place to
stay as they bounce kind of back and forth between Florida or whatever. Just uh just typical workforce housing. So, I'll mention that the train station is a short distance from here and there are um public roads that they can walk
upon to get to the train station. Um, you know, it's walkable existing way that they can do that on. And the public bus that they mentioned is the Gatra bus >> that comes through. This could be an added stop to the route.
>> I think it's way too many units. that we're here to talk about parking. >> Yep. >> I mean, I think it's a good idea and yeah, we need the housing and the demands there, but I mean, some if it's only strictly workforce, >> even then, people still need guests.
People still want to have good quality of life. It's not just a stopping point. I mean, I guess if that's what it's intended to be, that's what it could be. But even then, I still think it's too many units. You know, I see the apartments in Plymouth, the the ones in the cottage
and to the point of of these parking spots and what's needed and what's not, when it's full and when it's not. I have some customers that rent there that temporarily rent there. So, I I'll go in there quite a bit. >> That place is never full.
>> Yeah. It's always an ongoing cycle of >> Is that the same uh setup as what this would be looking for in there? >> It's I think it'll be similar. It's it's um you have people that like like like he said, young young professionals that are starting out that can't afford a
house right away and they're trying to get a place so they they rent and they're working. They're gone most of the day. >> Yeah. A lot of those are two-bedroom as well. >> Yeah. Yeah. I mean, so there's and the park in there is it's not like it's a ton. So it's there's always spaces
there. >> So there's a couple of things um we could think about. One is you could ask them to come back with um you know to to look at visitor parking and and those concerns. you could ask them to um add a
condition that if there are problems that they have to come back and deal with that issue with you um before they fill up the building. Um there's there's different things we could talk about. I'm not sure they're going to be ready to agree to any of those conditions this evening.
>> Yeah. Yeah, definitely. I mean I don't I don't know. I two just seems like too few. Like I mean it was like 10 >> for guest parking. You mean two for guest parking? >> Yeah, we're talking about Yeah, the guest parking. It's like really two
doesn't seem like enough, but because those guests can't park anywhere else. >> That's right. They can't park in the Cancun >> and they can't do any on street parking without walking quite a distance from downtown. >> Yeah, that part right there is potentially a problem.
what you just mentioned >> parking in the Cancun or >> well that plus you you're not allowed to park in other spots because you you know what happens when when everything's open people just hit a spot and they go do their thing and then someone comes back >> so
>> well I mean if I can address some of these questions we we did the study that said this parking should be sufficient um the site's just limited it's it's limited I mean there's there's only so much you can do I don't think it would work well to like try and redo the whole
thing as two-bedroom apartments. I don't think financially that's going to work. Um, so we're working with with the limits of the site, a 1967 building, what makes most sense in this location. And we think the location is actually very good for for what I would call
economy unit apartment, you know, because it it is going to be a starter place for people and and we don't expect um everybody to to have two cars or anything like that. I think some of them will be lucky to have one car. Um
we are going to talk and continue to explore adding parking. There are for instance all of these spaces up here are owned on that's all about MBTA property and we right now don't have any any um proof
that the MBTA has given permission to that uh to use that property. we are seeking it and if not we're willing to talk to them about getting access um to that property. Uh we're also walk we're willing to talk to you know the restaurant is staying in separate
ownership and there may be uh shared parking arrangements that we can reach there. I think what we wanted to to show you here is that whatever whatever off- streetet parking arrangements you make, they're going to be things like leases, right? And they may be 10 years, they
may be 5 years, um but they're never permanent. What we wanted to show you is that the parking on site over which we have absolute control is is sufficient for this development and everything we add we'll try to add. Um, now if people want
more visitor spaces, we can allocate more spaces, you know, to visitor parking, but that's going to take away from from some of the tenant parking, right? So, there's only so much you can do with with that. >> Unless you decrease the number of studio apartments. >> Yeah.
>> But like I said, we're here to talk about parking. Well, if you if you talk in terms of u when you would start getting your first tenants in to when you would be completed uh what kind of time frame are you estimating
building? >> Well, I guess probably six to eight months. >> Just got to go to the mic >> from whenever we get approvals and we actually start construction. probably six to eight months before we can get the pro project 100% done and and leased
up. So, I'd say 8 to 12 months to be fully fully occupied upon, you know, closing on the property and actually getting building permits. >> Yeah. >> Yeah. I mean, I grew up in this neighborhood. Willow Street was my
street. See it right on the map. Um, and I walked through this parking lot all the time as a kid on my way to Burger King and whatnot. Um, so I'm very familiar with the site, uh, because I grew up, like I said, on Willow Street. Um, and this hotel has been a a problem
for the neighborhood for many years. I don't know what uh what they're going to maybe maybe the neighborhood's going to embrace the switch to uh, you know, housing. I don't know. Have to see how that goes. When you go I imagine when
you go to uh um the ZBA >> Mhm. You'll have people from the neighborhood show up probably, right? Yeah, >> I'm sure. >> Yeah. >> But, uh, yeah, >> the GBA will be a fully published public
hearing, so I I anticipate people Yep. >> will be there. >> Um, I don't I don't see a lot of different effect. I mean, I think it'll be improvement personally. >> Um, and the the screening is already I mean, the the the uh what is it? River
Street. um up >> the river view. >> Riverview. Yeah. I mean that's up a little higher and there's a a large stockade fence and there's a bunch of trees so the screening is quite good um already. And then the rest of the
uh property is bounded by highway and a restaurant really. >> Yeah. So, Val, any recommendations or >> Well, uh, again, we could, uh, there's a couple of different things. They're telling you that they're they have a
request into MBTA to be able to access what would be, uh, plenty of visitor parking, it looks like. Um, >> but that's currently being used by Cancun, right? >> Yep. >> But just we don't know if they have. >> I don't know that. >> Is it? Okay. So it's Can Cancun fills
that up, the whole parking lot up. Um so uh there's there's options. You could say that you want 10 spaces for visitor parking, visitor and deliveries. >> Yeah. >> And um that they need to accommodate that on the site plan.
>> You could consider allowing some of the parking to be 9 foot stalls and see whether they could get more parking that way. Yeah, >> you've done that in in a couple of different locations, including at the mall for the movie theaters. Um, you
have the ability to do that. Um, you could let them consider some of their options and come back to you at the next meeting with um, you know, uh, whether or not some of those alternatives could help
with the, uh, consideration of parking. Yeah, I mean uh I don't really like the nine the nine foot parking spots, but I mean there are a lot of little cars and if people had little cars and they could put those people in those spots that that might work, but you know, you'd
have to look at that. >> I'm not sure how much parking that would add. >> Maybe one or two spots maybe. Um, you could >> I don't know because you don't want to have a situation where there's a a
parking capacity problem and then deal with it. Uh, it's it's more of um trying to prevent a parking capacity problem from the beginning. >> Yeah. You can't assume that people aren't going to have guests either.
>> People get boyfriends and girlfriends are going to come over. >> People are going to live there. They're going to have extra tenants that you don't know about and all that other stuff just happens. We just don't want to have problems. >> And this isn't a loop. >> Bike silver parking and that kind of stuff. >> Is this a loop, too? I've ever actually been all the way around there. Does it loop all the way around?
>> No. >> It's just all the way down. All the way back >> down here and then you can drive back up. Yep. Maybe long time ago you could drive around the back, but I don't remember. >> Okay. >> What are your thoughts?
I I mean maybe we can strike an arrangement for some guest parking with the restaurant that goes, you know, that that has its hours and you know times when it doesn't >> doesn't uh when it's not as busy. Some of that some of this parking um when I
went up there some of this they reserve for the restaurant only. Again, that's on MBT land. So I hope I understand about you know what the basis is for that and some of these are supposed to be joint parking spaces for the restaurant and the hotel. >> Okay.
>> Well that land was probably part of um the Hojo's uh and when the train came in they might have struck a deal with them. >> They they may have but nobody documented it. It was it was part of our property >> in 1994. The MBTA took the land. They
actually took like title to the land where that parking is, so they own it now. But we haven't we haven't found anything, you know, to tell us that there's an agreement yet. But, you know, we're we've asked the current owner for that information. They don't have it for
us yet. And we're certainly willing to talk to the MBTA and say if if if there isn't uh an approval in place, would you, you know, would you make a deal with us to to have additional parking there? I just I think it's just for
someone to stand up here and say, you know, without without proof that the MBTA has consented that we have that parking um today. So, I'm hopeful we'll we'll add it later. Again, our our point was to show that at least for the the um
the apartment unit tenants, we would have sufficient parking. And I think some of the the the visitor issues we could probably work out with with Cancun and or MBTA.
So, so um my recommendation would be to um conditionally approve the site plan that um before they have the building permit that they can come back to you to show adequate visitor parking or have to
u amend the plan to some extent or the condition to some extent to allow adequate visitor parking. So that gives them the opportunity to uh have several months to try to sort out a parking arrangement
rather than affecting the site plan today since they don't excuse me. They don't have all that information available to them at this point. Okay. I don't know. >> Did you have a number of visitor spots
you thought would be adequate in your view? >> I mean, for for this many units, I I thought there'd be, you know, six to 10 maybe. I don't know. I don't I don't know if there's any math that can be or any >> I don't know that there are verifiable
numbers on visitor spots. It just depends a lot >> circumstances, but um Okay. >> Is there the elevation change there? >> Does it drop down? >> No, that's along the run of it. >> It's a bed of green.
>> Yeah, let's see them for a second. I'm pretty sure that's level with the parking spaces except for the curving obviously. >> I think the lot around the hotel is lower than the Cancun. It drops down. >> It drops down but right at that like first little building which is like kind
of like the pool like welcome area or whatever. >> There's uh it's pretty even with parking spaces. >> Yeah. >> Yeah. So So we did like Yeah. Right. We put one space right here and um
At least according to our survey, it just seemed like there's there's a less space in the property that's actually owned by us. Like the MBTA line like somewhere through there. >> Oh, I see. >> Yeah. >> Oh, yeah. >> Of course it does. >> Yeah. I mean,
when we we started this process, we obviously didn't have a survey to tell us that, you know, there's that MBTA line and we thought the parking that was there was was parking available to us. But sometimes when you do your investigations, you you find that out.
So that that's still to be sorted out. >> What about I mean considering an approval up to so many units, providing adequate visitor parking for those so many units with the final phase to be approved once the additional parking is sorted out. >> Yeah, we could do something like that. I
mean, would people I know the restaurant gets busy, but um >> if you could show us, >> let me show like the site plan we proved in 2003, >> which you have, we didn't circulate as
perpendicular spots all along here instead of these three. So, they cut all these spots out. Um and I think if if if it would be okay with with you.
Um we could propose to put that back perpendicular and reserve some of those spots for ourselves for um >> Yeah, I think that's a good idea. >> Maybe that's something >> you you've got a a courtyard type of arrangement in there, grassy area.
>> Yeah. >> What if you were to uh impinge upon that a bit in order to create some more uh parking spaces? I mean, you've got a what looks like a tree line there to separate the parking lot. >> Uh
>> yeah, we we could do it. We actually did look at it. Um and we could put extra parking there. Um our preference was to keep the courtyard because it's green space and uh >> if we had to add it,
>> but if if if that were what what got the board more comfortable, we can add the parking. Once again, isn't there an elevation change there? Isn't the parking higher than >> We We can engineer around that. >> There is. >> Yes. >> You want to talk about that? >> Um, yes, there is an elevation change
there. So, access there would be would take up a little bit of that space you're seeing as far as green space to put in a ramp that takes that overcomes that grade change. >> U, but I think we can get in around maybe 12 spaces if you want to pave the whole thing. But um my client has chosen
to make one. >> It's already a really dense site. So you know you you want to keep the green space. I get it. Yeah. So and I kind of agree with that too. >> I'm thinking there might be six spaces that are outside the MBTA right away. Uh
there'sn't uh in here. Um maybe we look at that. >> Which ones? Also, what area are you going to be having the dumpsters that are going to be required for a space like this? >> Okay. >> Um, they already have
>> uh waste disposal, I think, in the back. >> Yeah, dumpsters are all down here. >> I don't know what that is. >> On the point, too. You can see >> I can't Okay, >> I think you're right. Go right along here.
>> Would there be >> Wouldn't there be a different uh uh on a daily. Okay. So, you got 100% capacity every day as opposed to a motel having 60 80% occupancy.
You're you're you know, you're going to be creating more waste u you know than you would if it was a motel. I'm just thinking out loud and maybe I shouldn't, but you know, these are these
are things that are are eventually going to have to be dealt with. >> That was about uh garbage waste disposal. Was that what? Yeah. >> Well, I think there's already uh trash recepticles in the back. >> There are. Yeah. Yeah.
>> I think they I think they just changed their frequency. >> Yeah. Yeah. >> Location. So off the top of my head, I don't I don't know the size, you know, how many yards it is, but you know, we'll make either make it bigger and then we'll just, you know, depending on the the need. You just increase the uh
you know, whether it's two times a week, three times a week if you have to, four times a week, five times a week, whatever you have to do to accommodate the demand. But, you know, probably like this would probably be, you know, couple 10 yards containers picked up two or three times a week.
Is is this >> the property needs some tender loving care? It needs it needs to be, you know, and and that part we could take care of the parking. We have limited options, but running running an operation where you keep it clean and take care of refues. >> We we will take care of that because I
lived there in 1999 between houses >> after we get kicked out of my mother-in-law's house. We'd have to end up down there. >> This would be a much nicer place to live under our plan. Would this be something you could noodle
around with and maybe come back to us in two to four weeks with um your thoughts on >> Why don't we come uh let us know what your schedule is. We heard you on the um finding some additional spaces. Uh
let us um come back with let's see we have two you know uh kind of get in that six six to 10 range of visitor spaces. We'll figure out how to deal with that. >> A good good number. >> AB. >> Absolutely. I think I I think you're on
to something there. We were mentioning I remember those spots that were perpendicular. >> Yeah. >> Where that area is. You might be on to something there. >> Yeah. >> So yeah, I mean maybe maybe Yeah. come back and see if you can >> we we can talk to them about drum. Um
>> just so people do understand this this is should be public knowledge. >> Two separate entities own the restaurant and the hotel but they're related entities. Um so that's why we can buy the hotel. We're not buying the restaurant but we actually have to work
some stuff out with the restaurant for instance. you know, one of the things they're going to agree to is an access easement to get here because otherwise just wait for us to get there. So, we're talking to them about, >> you know, it wasn't laid out great when
it was done. Um, we're talking to uh the owner about fixing those issues so that we have, you know, more access rights to reach all those areas because it won't be in common ownership and we can talk about the um the parking spaces there. I think it would be preferable if we could
do that to um taking away green space. >> Agree. >> Absolutely. >> Okay. >> Yeah. >> All right. Why don't we come back with a proposal? Um >> so our next regular meeting is we would normally not be meeting in two weeks because or the because we uh don't have
any other business. So if if it's okay with you, I would recommend May 11th, which is our next scheduled meeting. Okay. >> And that gives us some time to go back and forth and perhaps work out more. >> Yeah. Yeah. I think that's fair. And I think that would still mean you would
meet and vote before the special permit hearing. We We can We can make sure that happens. >> This gives us enough time to make any adjustments before that. >> Sure. >> When are you scheduled with the ZVA? >> It hasn't. >> We haven't scheduled yet. Okay. >> Right. We We'll make sure that the
public hearing gets scheduled after >> Okay. that your next meeting. >> All right. >> All right. >> Okay. >> You want to >> appreciate the feedback. >> Continue this uh meeting or >> Well, it's not a hearing, so just expect to see them back.
>> Okay. >> May 11th. >> Okay. >> All right. >> Thank you. >> Okay. >> Thank you. >> Thank you. Thank you. >> Thanks. >> This whole property is about problem solving. >> Yeah. We're excited to have your interest in Kingston and your interest in the project.
That was productive, I think. >> Yeah. Yeah. >> Okay. >> Mhm. >> You guys don't want to stay. >> All right. >> If you want to go home. >> No. >> No. These guys. >> Oh, >> it's up to you.
>> I'm sorry. Just one point of clarification. You said that there was a condition that needed to be met by the landlord. Can just Can I get some clarification so I can relate that back to them? >> They're aware of it. I've talked to their attorney. >> They know about it. All right. Wonderful. Thank you all so much. We really appreciate your help. >> We thought you were so enthralled with us.
>> I know. Intriguing. >> We do appreciate it. >> Thank you. Take care. >> Good night. >> Good night. >> Val, uh do you um have any updates or do you want us to do the minutes or what do you want to do next?
>> Check if there's any updates. Um it looks like we we may be uh the select member posted a special meeting this week on Wednesday to talk about moving town meeting possibly. Uh we're just uh trying to work on finalizing the budget.
There were some u numbers that needed to be finalized and then once those numbers which we have available now are translated over to the department heads then they can tweak their budgets accordingly and and that normally happens much sooner than it's happening
this year for a variety of reasons. just I think you know some of it having to do with just the turnover of the of the different uh town administrators for example. >> So um the possibility of it being moved to June 6 is is going to come up
Wednesday night. Um at the selectman's meeting as as far as other updates I'm not aware of any. >> Okay. Um we're working on we're continue to work on grant applications and we
have our fingers crossed for some additional um grant money to come through and we're going to apply yet again. This will be grant number four for exit 20. We're just hoping to get that final funding. We're really
grateful to um Representative Latra and to um then right now it's in the Senate the possibility of getting an earmark towards that project. >> Are those roundabouts or are they lights? >> Roundabouts. >> Okay, great.
>> Yeah. Nice. >> So, would they have to they would have to uh change the road from one uh two lanes down to one, right? in each direction >> that strip where >> I can't remember off the top of my head >> otherwise you'd have two
>> right I think they are going down to one lane um the traffic will move more and uh I think it's two lanes approaching the light which hopefully would change to a roundabout in the future as well
>> um which allows for them to widen and create a shared use path along the road heading between big Y in Dubbury because we do have pedestrians on that uh lane and it safety concerns are there
regarding those pedestrians. So if we we're trying to design one shared use path that would go and connect to the different crosswalks in both intersections. Mhm. >> So, yes, I think it does narrow down to one lane as you exit the big Y intersection and approach the
U from there, but I can't remember off the top of my head if it if the U roundabouts allow for two lanes. Probably not. >> Yeah, I would think that probably it drops down to one lane between the two exits. >> Yeah. Okay.
All right. All we have left is the minutes. So, we can tackle those right now. >> I'm not sure if we have a majority for the February 3rd minutes. >> Okay. February third. >> I think we're okay for the other two. >> Um,
we have two of the three people that were here uh for the for that meeting. >> Okay. >> Is that a majority? It's a majority of people that were there. >> Yeah. >> Yeah. So, >> um I'll make a motion for uh the meeting
minutes of February 3rd, 2026, as presented. >> Okay, we got a motion. A second. Anyone >> second? >> A motion and second. Uh any discussion? >> Hearing none, all those in favor say I.
>> I. I. >> Oh, that's right. I can't vote. Sorry. I wasn't at that meeting. All right, that's done. All right. >> Um, what we got? >> March 9th.
>> Um, I'll make a motion for uh the meeting minutes of March 9th. Uh, approved as presented 2026. >> Second. >> Okay, we got a motion. We got a second. Uh, any further discussion? Hearing none. All those in favor say I.
>> I. >> I. No, when we get to the March 23rd minutes, I noticed today when I was making photo copies that I need to finish the sentence under summary. It kind of tail trails off
um the planning board held public hearings on upcoming zoning changes for the >> Oh, yeah. >> upcoming town meeting. >> Upcoming town meeting. >> Okay. So, we're going to add for the upcoming town meeting under the pending of
summary. That's the only change for that. Do we have a motion to accept it? Is that with that change? >> I make a motion to accept that change. >> Okay. >> Second. >> All right. So, we have a motion to accept the minutes with that change. You have a second. Any any discussion?
>> Hearing none. All those in favor say I. >> Iain. That was there. Okay. >> March 27. >> Anything further? >> Uh, no. I just want to thank the board uh for your availability and your
interest and uh good luck with the elections and um just thank you for your direction. >> Okay. All right. We always thank you, Val, for all your hard work and going after those grants.
You're you're so good at that, >> right? Just keep at it. You got to keep fishing, right? >> And and if Tom were here, he'd be giving you special kudos. >> Yeah. >> Yeah. >> As always, >> you too, Paul. We have a motion to to adjurnn. >> Motion to adjurnn.
>> Second. >> We made a motion to adjurnn and we have a second. All those in favor say I. I. >> I. Okay. Not my friend.