7:00 PM August 19th, and the planning board is now in session. Uh, first thing I'd like to do is, um, invite anybody who would like to come forward for the public participation, um, and ask any question they have that's not subject to anything on the agenda tonight. Anybody in the audience? And nobody's chimed in. Okay. We will move on. Next is approved for the July 15 meeting Minutes. You know, if there's a motion to accept the minutes. You Motion to accept the minutes? Second. Second. All in favor?
No, Your Honor. Any opposed? Okay. We have no ARS tonight, so we will move on to our two public hearings. The first one is continuation for the zero South Hampton Road. Mr. Er, just wanna let you know that we have six voting members, right? So I'm just letting you know that, okay? Okay, Great. I'm on forward. Uh, good evening. For the record. I'm Rob Rob Levit from Beck Associates. Here this evening is Randy John Deere. The, uh, closed NextGen, um,
and retail facility to be located on South Hampton Road. Subject property is located on the east side of South Hampton Road. Um, I think everybody's fairly familiar with this site. Um, it was recently cleared. This is just north of hometown structures. Uh, the proposal is for 2 7200 square foot buildings. The front building would contain retail and office for NextGen, uh, as well as a building a contractors building for NextGen. Well, uh, we're proposing parking to be, uh,
both in the front and in the back of the both 7,200 square foot retail slash office building. Um, and then we have, uh, a access area for what we would call, um, a, you know, the contractors building itself. That will be for NextGen, the utilized three different access points. There's two curbs off of, uh, the Southampton Road, uh, as well as, uh, airport road, which we have front to John as well. Little known fact there is a zonings line's a little bit light in my plan, but there's a zoning line line that, um,
transitions from business a on the front of the property to industrial a and the rears. We have been through a review by the city of Westfield engineering department, specifically Joe Ner, and there were some comments that were, uh, needed to be addressed. Very minor. Um, and I believe the, uh, statement from the engineering department is if we address those minor comments, if we have no problems with the plans to being approved, have to do that. Take no objections, those changes to the plans. We've also some questions from your planner for which we have a response letter dated July 15th,
which I think prior to the last public hearing that we, uh, continued because of the lack bench, lack of form, and, uh, understanding that the, um, the chairman was having fun entirely. So, um, anyway, so we appreciate you being available this evening. Happy to go through those comments if you'd like. Um, I can paraphrase as necessary, but generally speaking, um, I think we've addressed most, if not all of the engineering comments. And there was one comment related to use, uh, of this area here, which leads, uh, which would be gravel.
Um, what we're trying to do is focus the, the humanus paving on the areas that will be subject to the vehicular traffic. Uh, for the most part, obviously sort of traffic coming and going, um, to the retail building. Both front and back would be paved. So lighter gray that you see on the land that would be paved. There'd be a concrete apron out front of the, uh, building the doors for next gen. Uh, these lighter are darker green areas are stormwater basins. And then we have a couple of locations that we would have, uh, for typical, uh, contractor use back here.
And typical retail and office use up front. Uh, this area specifically would be similar in nature to the area that you see that's fenced in. Um, the old Collier Fence building and yard being utilized, um, by NextGen at this point. Their business is a Westfield business. It's grown from Blackouts Road and now, uh, Collier Fence. And then the next step is for them to own and operate their own site. Here they run a very clean business. Um, this is all really just fleet storage. Um, nothing by the way of significant material storage
or anything like that, that would be akin to a contractor's yard. So just very straightforward use. Um, they have trailers that they use. They, they're scissor trailers type of thing that they can raise up. Those are used to take, you know, materials off the site. Um, most of the materials that they use are delivered to the site. Um, so there's not a lot of transfer materials. Any materials that they have can be stored inside. They're sensitive to the outdoors. But generally speaking, the areas that we're showing here would be similar to what you see in the picture in
that there's some fleet vehicles. You might be parked there periodically. Maybe there's a, um, uh, an employee vehicle or two. And then those trailers that you see in the back, we anticipate that those with these doors there as well. Any box trucks or anything like that, they might have All 'em at grab. Yes. Okay. Yeah, So that's the plan. Uh, we have a full set of drawings with, um, all the storm water and all the details. Be happy to answer any questions you may have or if it pleases the board, we'd be happy to answer questions through the chair. The, are there gonna be any other businesses besides NextGen in Here? Yes, we
believe there will be, uh, at least one, potentially two tenants in the front building. Um, that potential for retail in there. Um, some sort of symbiotic use with the office space for next gen, uh, to be determined based on, you know, a little bit on spec for the build. You know, they, they'll be the primary tenant. Um, but yeah, there's the possibility that probably at least two other tenants would go in there. Okay. Would they be, what would they be retail or They'd be retail, I guess they could be office. So retail requires one space for 300 square feet. Um, and then office is one space for 250 square feet.
So we would just need to make sure we, you know, we navigate, they navigate the tenant, um, you know, securing tenants and, and make sure they adhere to the department. Um, we could certainly, if we could add more, our storm water has been designed to handle all of the gravel areas so that they did need to pay more formal parking that could be done at a later date back. Okay. But they would be the, uh, additional tenants only be in the front, but back would just be next gen Yes. Uh, contractor space. So, you know, they, they're a roofing, um, insiding company.
So the same thing that's behind where you're at now. Yeah. So it's essentially the same setup office in the front, the old call your, um, log cabin. Got it. And then in back, they have a storage building that they place As well. Will be doing any equipment repair in any of the buildings? No, No. I mean, I would assume fleet, very minor fleet maintenance, but no, no changes, changes. Heavy repair, That stuff. So, um, fortunately next gen has been growing pretty rapidly. They third building five years, I think. Um, is there room for growth if you fill
that front building up? Uh, there's no Can that gravel become, It could be another building. Um, right now it's, it's, uh, modeled as impervious, um, for two minutes. So if we did come back to the planning board with requested amendment in the future, there's no reason that you can't have multiple, obviously we already have multiple principal structures on a lot, so yes, it, it is possible if we can accommodate all of the requirements that potentially a building could go here that's not on the current plan, but certainly in the future it, that, that could be Most of those buildings are both the same square footage,
7,200 square feet. So the office would maintain a certain amount on that front building and then they have enough square footage for whoever they want. Yeah, so the total building in the front is 7,200 square feet. They're um, I believe it's 60 by 120. Uh, both buildings we want, it's kind of a good size because they avoid the fire suppression requirements based on the size in general. Um, so these two buildings would not require fire suppression, uh, the retail uses and the, um, the uses up front.
Um, so the office and the other two retail uses, or maybe one retail use, depending on how much space they end up using or needing. Um, could certainly be, um, Demi put a demising wall in between each space. And those would be, um, again, um, probably anywhere from 1800 square feet to, you know, maybe even half of the buildings. Okay. Did I see a transformer somewhere on the Yeah. And the plans, we typically show a schematic transformer location that ends up being up to Westfield Gas and Electric and in terms of their routing of the primary
and secondary, uh, service to the building or through the buildings. But yes, we, we typically show a schematic. Can you show me where that was? I, I remember correctly when I did look at, okay, it's in the back, so it's not gonna be in the way for any traffic. This Is the front. Oh, that's South Hampton Road. Yeah, so we're showing it out towards South Road, but again, that's schematic. That particular aspect of the plan could be, you know, subject to review and location by Western Gas and Electric. Oftentimes they have a better idea than do terms where they want. The only thing I was worried about is if
it obstructed any view. Um, no, no. We would make sure Can get pretty big. Great question. Yeah. Anything we do, we'll make sure, and again, we'll make sure we, we are going through a mass DOT access permit with, um, we, we file with mass DFT in, in their, um, district two office. So that's pending. Okay. So the curb cuts will be reviewed, approved in any utility connections that we have coming out. Sale Hampton Road will also be vetted through their online portal. Okay. And reviewed. And then I see need cleaned up our, um, like the walkway area for people that come in
to the hotel business. Yep. We'll have a six foot wide sidewalk with a four foot planter at the front of the building, handicap accessible to meet 5 21 CMR, um, in the, in the front to meet the requirement. Also in the back there will be an accessible ramp, um, that can be accessed for people with disabilities and also to bring delivery into the Downtown. Okay. And I, not that I would think it would be at this business, but just have for anybody would for bikes. Um, yeah, great question. We could certainly incorporate a bike rack. I know that's been desirable in certain cases.
This is a tough area to bike and we wanna necessarily wanna promote it. Um, it is an added cost. If you felt the need for one, I don't think we would object, but if you didn't feel the need for one, there's probably not gonna be a lot of people to utilize It. No, and and I was just bringing it up 'cause we're bringing up Yeah. A lot now, but in, in my personal opinion, it is not that type of business where I see people coming in with a bike. But my next question is, is the, any of the materials that you use, like on, on the Bluetooth and stuff, where do you dispose of that?
It's not gonna be on site. They have dumpsters that typically go to the sites. So a lot of those trailers, they will be, they take the, the materials off the roofs, et cetera. Right. Um, those go into one of these trailers or dumps, dumpsters, and then they get brought to a, a recycling facility or a, or Okay. So they're not gonna be sitting there because now that would be changed to directory. Correct. That would be a very different use. Oh yeah. That's why I'm asking that question. Okay. I think They will have their own, you know, trash and no, their own dumpster for typical operations
of their business, but not construction material. It's okay. In bulk or anything. Okay. Now last thing is fencing. Um, I thought I saw here somewhere that there's some fencing and I'm just, if you could run that by me again, if you don't mind. Sure. I Feel there was some fencing in here. Huh? Stockade? There's stockade, there's fencing around the dumpster. Enclosures. I want see what we have on the layout plan and I apologize for not remembering along the sidelines. What's that? It looks like we have fencing along the sidelines. Yep. Okay.
Um, they are working in concert, uh, in general with the neighbor to the south. Um, hometown structures bought all this land. Um, they are, um, uh, colleagues, um, and they are, they've divided off this, this is the northernly portion of that property that, that, um, hometown structures have purchased. Okay. So, you know, friendly neighbors, we'll call it. Um, but yes, that's, that's the One. And it just, is that just all stockade or is it chain link or, um, just curiosity of like a three foot fence or,
Yeah, I would, um, do we need to have a fence? Mm. Is a fence required? A fence is not necessarily required unless there's a security. So while we're showing a fence, unless there was some, some, I would actually wondering if I'm looking at the silt fence. No, it looks like it's a fence. Um, Yeah, that's what I saw the fence. But I, I would suggest if we would like to probably omit, um, I think that might have gotten added, but you Should probably, I don't think there's anybody right next door to you on the, So the north, it is, uh, it is, uh, land of the city Westfield.
It's like that, that memorial park there. Yes. Um, just to the north and to the south, again, it's gonna be another, uh, business use, but there's A tree line in between there. Right. So unless you need security in here, We don't. And that's a, a significant cost. So I would ask, ask that we will, you know, omit that from the decision if possible. Well, you're gonna probably move the, move your new sign from the old place to the new place. What are you gonna do about the tenants from their percentage for that? I believe, and I'll have to remember the direct or the signage, but typically there's a directory sign object.
Sorry, you object. Not all. I think they allow for, uh, one pile on sign per property and then directory type of sign on that. That fair sign. One one ground sign. One ground sign. Do you attach something to that new side? You can Move, yeah. So next gen is the primary, have couple spaces or whatever. Okay. So, So you still need that special permit if that size change like it does now. So you have to come back The location, correct. Well, to have a changing message. Uh, well my question was gonna be is if he was gonna take
the existing sign he has right now and then move it down, Well, we would need a special permit for this subject property. Right. Versus the, the previous special permit that was granted. So Yeah, so we would, we could, That's why, you know, if he was gonna use that same sign that he has existing and he's, Well, I mean it's, it's unclear from the application. So we've drafted our standard condition about if they could come back with a signed Yeah. Whatever it might be. We'd like to reuse the sign if we can. What's that? We'd like to reuse the sign if we can't The one that you have existing. That's why I was asking that question to tell me. Get an idea,
Rob, since this is a split lot between, uh, business and industrial mm-hmm. Would you be opposed to conditioning front building the strictly retail Versus office? Oh, no. Office or, Uh, yeah, no, it's proposed as such. So I don't think there's uh, I don't think you have any sort of concern with you're, you're not, you don't have any intent to convert this to say a contractor space or anything like that? No. So the reality of it is, I don't know what the tenants are or if we could find tenants, I might have start another business and put it in there.
Is it, um, is it possible? Would you be comfortable with a condition that said if it's going to be anything other than retail office, that they would come back? Mm-hmm. Just so that they're not limited to certain types tenants. Yeah. If, you know, maybe there's something that's eligible. Anything else from the board? This is not a Revised plan, right? This is the original. That is correct. Okay. Well I think your memo brought up some points that certain things will be addressed in the future plan. So we just wanna make sure those are Looking at the one that I, I was just the, uh,
the response to the comments, Um, Kind of alluded to a plan revisions. So some housekeeping items related to the storm water. Uh, very minor, but certainly the plan mi minor plan changes. Um, and then we could show, you know, the, the relocated sign, you know, and then kind of describe that, that the special part would be, requires those types of things and the defense being permitted. Thanks. Now, well there was a SA question here about access. Did the front building gonna resolve any,
your front access or rear access pending We're proposing? Both. Both. Um, retail might decide to restrict public access to just the front depending on the retailer. Um, but we would expect the office use would want to be able to use, so be doors on both sides of the building. That is the final case. If the board decided we wanted to look at removing the fence. The fence is I Okay. And we would like to omit the fence. It's a significant cost. And I think my draft, we might have added it.
You can just, I think it's drafted. This may be removed or Something. Yeah. Phil, Dylan, what are your thoughts on the fence? Yeah, okay. Yeah, I'm gonna, if there's any, no other questions right now, the one I'm gonna open up to the public. Okay. Is there anybody in the public that would like to ask a question? Is there any in the party in the public that would like to speak in favor or against? Okay. Uh, we do have a landscape plan. GT seventh fairly limited given the nature.
Uh, we do have a complaint from the front or the sky's, the transformer. Again, that's potentially not gonna be where we have it. Um, say that again, I'm Sorry, Rob. Uh, the transformer, we do have some planted things around it, but that may not end up in that location. It might be in a more, uh, strategic or, uh, shielded location. Um, we have some street trees along the front that gets the room room. Um, if the, you know, if the planter also landscape architect has any concerns with those species, we can adjust them. But we have basically red maple, um, and these red maple also in fact,
but pretty, pretty basic plantings foundation planting by the owner native foundation plantings. But the two trees out the plant, they won't obstruct a view. Uh, correct. They're back off of the street, uh, within the property. And they are, yes. They will not obstruct the view. So I think the board's policy of one tree per 50 feet, um, they'd need to add one or two along the front to meet that. Do you have two up there right now, Rob? Oh, we have a total of three. Uh, again, we want, we don't wanna totally screen the front of the building. Um, but you know,
should you require it, we certainly will do it. And then we have two in the back along that frontage. So You can meet that up in front as well? Yes. Okay. Yes. So if you, if that's a condition we can have that. Mm-hmm. I thought you said in your memo you Would do that. That sounds right. Okay. Yes. I saw that in your memo too, that he looked at those trees. Yeah. Okay. So also I think the bicycle parking, I don't know if the rest of your agree, but I don't see that. But only because of the type of business you're dealing with. So some of the retail use is unknown and mass OT is planning a multi-use path
and put wide along that road in theory in the future Be Increased bicycle. We might have to change that, Rob. Yeah. Not if you sign huge cost. I, I, um, buy it. But depending on the use of the tenants, could we add that after when this, like how goes in Thoughts? They put it in later. We put it in. Now. Is there a way to condition, you know, the use of a bike rack, uh, pending the use of the retail spaces Can drop it however you want. I mean
We're not, it's not a terribly bike rack. I think we just do it now. Not A terribly expensive investment Enforcement. I agree. Putting it now No one uses the one in the center of top. I guess you saved on the fence. You did save. Yeah, you put, you required one at Dollar General. Okay. We need to pull here too. Where do they have two slide at Dollar General? Yeah, two slot Dollar. Two slot. Yeah. Anybody have any other questions? If I'll read some of these draft, I we'll just go over additional conditions.
Bill, you thought? Yeah, I, I haven't seen any, uh, building elevation and I don't really care about the back building, but the, uh, the front of the office building, sorry, here's a, uh, this is schematic. This is the, um, the south office building. I think That was Very similar. Sorry, I didn't get any at it. That's what they're thinking. That's similar to the building that made. Yeah, just trying to make sure. Just like a lot. No, not lot. You've had enough of that, right? Again, we've got that with unknown buildings.
You've got that standard condition that they come back With the actual plans. I'm just gonna review the draft conditions here. So I have one of the best sides shall be developed and maintain in accordance with a food site plan entitled Proposed Contractors Shock and Retail Building, uh, sheets C one through C seven and D one through four dated. We put today's date, Whatever the date of the plan is. I, I wasn't sure if they were gonna come in With a new set. Alright, we welcome. I would Well, I mean these are the plans so That, Right, but do we want for the date but urine,
Put the date, be The date on the plan. Yeah, I don't know what the date Is. Well, we can do that. Administrative June 18, 3 18. I'm sorry. June, June 18th. June, 2025. Uh, okay. By, um, Rebecca Associates signing the seal by Rob Beck or Felipe J vo pe and in general compliance with submitted lighting plan. Uh, sheet SL dash one prepared by illuminated 6 27 25 is in May amended herein, uh, the plum revisions two shade trees we added, um,
within the minimum Southampton Road front yard setback. We agreed on that count. And then two second Two addition to what's there right now or two total? I think we're saying five all Together. Five altogether. Five all together in The front. So we have five total. Just making sure. Thank you. And we agree to remove the north end, right fe Uh, north and south. So think, uh, all of these stock gate fencing, Okay, we removing the stock, You see just draft the stocky fencing may be removed,
so if they want Okay. Decide they want it. You added the pedestrian sidewalk link between the retail parking lot areas we just discussed that I believe that we're adding that in or you added it in? Um, Well, it'd be a condition. So it connect the front and back parking lot. Yes. Yeah, we saw that. I think it sketch so that I don't think so. Yes. Okay. And then we're adding a two slot bicycle parking. Okay. You can just say bicycle, bicycle parking and let them just decide
What's that? You can just say add bicycle rack or parking bicycle And then what we agreed on. Well, but if they want five. All right, we put in the minimum two. Is that okay? I gonna say next. It's gonna, it's gonna be a shape, like next gen logo. Oh, that's, that's terrific. You can start designing More expensive And then discussion of the transformer as, um, so it doesn't obstruct the truck first. That is a possibility that it's going to get moved when you are working with mass two. Uh, and and Westwood
G and Westwood GE. Okay, so how would we write that exactly? Could possibly move based on what the two sides? Well, I think the way it's drafted is fine. Okay. Be relocated. So as not to obstruct traffic, it doesn't obstruct traffic where it is. I guess it would need to And that, like I said anyway, it depends on sides. 'cause some of are huge A paper on digital PDF copy of the site plan incorporating any application hearing and conditions shall be submitted to the planning board prior to making application for
building permit or commencing subject site instruction. Then we have number two, prior to planning for any building or assigned permit, the applicant shall appear before the board with elevations illustrating the proposed appearance of the building and any signage details. The board reserves the right to require a formal amendment to this approval to consider imposed or amend any conditions that dean's warranted by this new information as a good that Okay, so they will come back for the elevations. And then three outdoor storage and materials.
Um, contractor's yard is not authorized by this permit, though the board takes no exception to any such use occurring in the designated gravity area if sub suddenly allowable by its zone change and or city council special permit or is open. And that's what we just say. John brought it up as well that the contractors shop must remain in the back. No, I mean, front space remains Retail. Retail. Yep. Uh, pending ations approve it by the
Board. Should they, should they potentially secure or, you know, have an agreement with a tenant that is different either, either not retail or not office. We could come back before the board or discussion. So I don't know how we raised that. My thought was That the, the contractor shop is the special firm, so Correct. The retail already buy. Right. So you could say the contractor shop uses limited to the rear building. Yep. And if you want to add some exception, you do amend Sure. What it would be, but yeah, I mean, probably want
to come back for the contractor shop going in front. Probably would want amend the firm. You don't anticipate that? Okay. I just put it as the contractor shop remains in the rear of The rear build the Rear building. Yep. Any changes Require discussion? Any what? Uh, no, that's fine. You want? It's fine. Are you guys okay with that? Anything else you wanna add? Good. Does anybody want to, What about the, wanna add something about, uh, oil changes in major repairs? Because it is right close to the,
Okay. Do you wanna add that as a condition? Well, yeah, they said they're not planning on it, but I want make sure you don't, don't have it in. And I would say I think no major vehicle repair, um, normal maintenance Vehicles not doing oil change. Major repair, No major vehicle repair. Only minor. Yeah. Mi Yeah, minor, minor maintenance. What does that mean? Headlights, you know, uh, I don't know. Wrapping a vehicle with, you know, logos, that kind of stuff.
Yeah. As long as my biggest concern is that we don't, how about no mechanical services that works? No Mechanical services? Well, I mean, probably your big thing is oil changes. My Big and, and just so everybody's clear because there's overhead doors, um, this will require an oil water separator. So there'll be floor drains and water separator. That's, that's a requirement of plumbing code. So it'll be all captured in in, In the contractor shelf thing? Correct. Okay. So not to say that there's not a, a subtle concern,
but, um, it, it will be protected through plumbing. We floor drain in the, in the floor of the building that then goes to either a type or to, They will catch it. But you know, if you're doing major oil changes and spill a gallon five 50 gallon drum of oil Oh yeah. It's not gonna deal with it. So I think we really need to, There are prohibited use, you know, so Yeah. Yeah. The oil changes not good. And major repairs. So number five, gentlemen, I just wanna make sure I write this correctly. No,
Me can measure mechanical repairs or oil, oil changes, I guess, Or oil changes. Yes. Make sure we keep the oil out of there. No, they can add oil if they need to, but they gonna be changed. They need to go someplace because it's proper disposal off the, off, away from the, So number five, just to make sure I clarify this, no major vehicle, we permitted everybody still with that? Yeah. Okay. So we have number five line with that.
Just bring it right across the street to, to als and let them. Yeah, you're not that far. That must be off the aquifer. You want me to read the draft findings? Well, you don't have, you've all seen the draft. Okay. Because it is pretty lengthy. All right. Does anybody wanna make a motion to close the public hearing? I'll Make a motion to close the public hearing. Second. All in favor? A. Is there anybody that would like to make a motion to read the site plan special permit? I'll make a motion to approve the special permit site plan for zero South Road.
Second. Okay, we'll do a roll call. It's not in any particular order. Bill? Yes. Dylan? Yes. John? Yes. Richard? Yes. Ray? Yes. And I am a yes. Thank you very much. I tell Mr. Crow you're doing a great job. Do I get so good? You guys know, huh? I get an address. An address? Yeah. It's Just zero. So I'll get the road. I'm just curious the number, the engineering department will sign that.
Oh yeah, just curious. You still have a few things go through, but congratulations. You don't like zero? What's that? You don't like zeros? Well, it's actually kind of cool if we could keep it that way. All right, we are going to move on to our second hearing. Thank you, sir. Goodnight gentlemen. 44 Airport Road for a Upground facility. Duke Jimal. Good evening. Good evening Chair. I forget My, My name is Steve GaN Cox. I am a civil engineer
and the, uh, aboveground storage tank designer for the project. Tonight we have, um, Mitch McKnight, um, Paul Casey and Tony from, um, Jim Bobs. And we have Roy Kley from Blanks Region. They're the equipment supplier for the system. And Patrick from dubois and King, they're the overall project manager for this project. Um, so as stated in the introduction, uh, we are here for an amendment to, uh, site plan approval and the stormwater permit for the construction of a new, uh,
jet, a fuel above ground storage tank, um, to fuel Jimbo aviation's planes. Just for reference, uh, airport drive is on this side of the, of the plan. The airport runways is here. Uh, and there's an existing taxiway that comes out from this part of the site out to the airport. This area here is an existing hangar, uh, that was recently approved and constructed. This is, uh, this is Jim Bob's hangar. Uh, this is on land that's leased from the city of Westfield. Um, the property lines
that are shown here are actually their lease lines. This is part of a much larger parcel that is, that is the airport. Okay. So this is the hangar. The dark gray area here is additional paving that we'll go in, um, for the maneuvering of fuel delivery trucks as well as aircraft. The lighter gray area here is a concrete pad where all fuel transfer operations will take place. Um, and then this pink area here, this is the actual above ground storage tank, um, and all the mechanical equipment that goes along with that.
Um, in this case, that is a 20,000 gallon aboveground storage tank. Um, a tertiary containment d**e. So the tank sits in a concrete within concrete walls with a concrete bottom. Uh, we are near the, um, afer protection District. Not specifically in it, but we did take those into account the requirements of account when we designed those. And then in the front of the tank, there's what we refer to as a pump speed and that has all of the pump motors and filters and all the equipment that we need to move
and filter fuel. This area is proposed to be covered, the tank and the tertiary containment. And the pump, uh, pump skid is proposed to be covered by a canopy. Canopy is very similar to that. You, which you would see at a gas station, flat roof supported on steel columns. Um, all the rainwater from that is collected and drained away from the site. Um, as far as access to this area, uh, fuel trucks would come off of airport drive, come through the site. They pull up next to the, to the tank and all their fuel, the pumps get both fuel
from delivery vehicles into the tank and from the tank into aircraft. And then they back out and they leave aircraft come in through the existing taxiway. They can access the, uh, fuel area here or, and then access the hangar over here. Um, this system, uh, unlike the one that was presented about a year ago for the Westfield airport, is only for Jimbos aviation. So their employees operate, this is in a fenced in area with access control. It's inside the airport fence.
Um, so it is, it is only available to Jimbos Aviation. Um, it represents a fairly minor increase in traffic for the area. They expect to get fuel on a twice a month basis. Um, they already have the staff, they already have the customers coming here. This, this will not infect anything as far as traffic in the area. Um, we are here for the amendment to the stormwater permit. So they have an existing, uh, infiltration gallery in this area here. We are designing completely separate system from that.
Um, these squares here represent new catch basins, so runoff from areas where fuel transfers occur, which is on this concrete area. This is all designed to drain this catch basin in the center. It is then directed over to an oil water separator. And this is not a typical oil water separator that you would see for a mechanic shop where it's just a concrete tag with some baffles. This is a oil water separator that is designed to reduce the potential contaminants to below EPA standards
for discharge to ground water. Over the surface water. It has coalescing filters. It has alarms so it can tell how much oil it is contained so they know when they have to clean it out. Um, then that discharges along with the rest of the catch basins to another infiltration gallery, which will be, uh, in this rear location here. Um, as I mentioned previously, there is a canopy over this. So there is no collection of rainwater within the d**e. In the tertiary containment, if there is any,
it'll be assessed for contamination. If there is some, it'll have to be hauled off by a licensed hazardous waste hauler. Otherwise, if there's not, it is pumped out onto the rear, onto the, the lawn areas. Um, that's an overview of the site. So I open this up to questions from the board. The containment area, will that hold the total 20 gallons Plus 10% plus 10%? Yep. I, I have two Questions. Um, what's there now? Nothing. Nothing? No, it is, it, it, it was a,
a staging area when they built the hangar. Okay. So there's a, a stockpile soil And this, this is no disrespect to the AL employees, but you say this, the tank, the same area can do in and out. Correct. Is it very clear that you're connecting one in and one out so You Yes. They're, they are very different hoses. They're, they're completely separate parts of the system. Okay. Yep. The only ones that are gonna operate the system are the employees based in, have been trained. Correct. Okay. You're not gonna let, uh, some pilot come roll it in
and decide to hook up his plane and No, it is, it is only available to Jim Bob's employees, their pilots. There is no outside aircraft pedal will access this. Okay. But, and all of 'em are gonna gonna be trained in how to handle this thing properly? Correct? Anybody that's gonna be using it? Yes. Yes. Okay. I, the, the, to have your mechanics and people like that, doing it is fine. Scares me a little when you let start letting the pilots have a lot of faith in pilot. I happen to be the chief pilot, which I used to be a line guy that did a lot of pumping and fuel, so I did work my way up.
Yeah. But those pilots, I'm sorry, those I run. Yes. Not really capable of putting the holes in The wall and, and the offloading of the, the tanker trucks is done by the operator of the truck, right? Yep. Okay. Any other questions? You and I are familiar, we don't have any other questions, right? I just, uh, curious about like spill containment, but spoke on that. Yep. Training, spoke on that. Uh, anything from the airfield manager? Um, so the commission did already kind of bless this. So first to your,
and it is, I mean it's a by right use because it's not on the aquifer. So not, not, you don't have any discretion over that put feels accurate. Just let me know. I have it right here. That filled commission. And with regards to your, your question unspoken. Yeah. A tank of this size is also required to have spur as a spill prevention countermeasure and control plan. And that is required for any facility that has more than 1,320 gallons of petroleum. And that spells out what you do in case
of the spill spells out of base. Okay. So you're familiar with all that stuff? Yep. Incidentally, I did ask the fire department, they didn't have any concerns other than licensing and permitting and all that stuff. But Doing all this here, they pretty much cleared everything. Any, any questions on the board? Open up to the public. If anybody has a question for the applicant, anybody in the public like to speak in favor or against? No, I don't think I really need to go with the draft conditions. We Didn't, we didn't add any conditions Here.
Yeah. As drafted, the only condition is reference to the plan, The draft finding And, um, The last page Conditions and uh, it's an amendment, so mm-hmm. Um, basically you're re reaffirming your previous finding and, um, kind of adding that. You're noting it's not in the water resource district and then the standards farm water stuff. So I'll just read the draft conditions. All conditions of the original special permit shall remain in full force and effect relative to this phase of development. The following shall apply, the site shall be developed
and maintained in accordance with the approved site plan entitled Jim Bob Aviation a ST 11 sheets dated July, 2025 as prepared by Du Bois and King Incorporated Simon Seal by David Frothingham. I say that right? Yep. De And the submitted, uh, photo magic plan. Actually we never asked that question, did we? So you having to talk about it, Huh? It's the same. Yeah. We're, we're adding some lights on the end of the building and then there will be, there'll be lights up in the canopy To 10 area.
Um, after expiration of the appeal period, a paper and digital PDF copy of the site plan shall be submitted to the planning office prior to making applications for the building permit or commencing the subject site construction. And we get storm water on this too. Is that still getting worked? Uh, the stormwater got, okay, that's kinda a standard stormwater condition. I really need to read that. So on the draft findings in the back on the second page, in considering this amendment, the findings of the original decision are hereby reaffirmed into number seven.
The following shall be impended. The subject work is outside of the Water Resource Protection District. Any questions? Any additions? Pretty straightforward. We good? What other questions from the board? Does anybody wanna make a motion to close the public hearing? I make a motion to close the public hearing. Okay. Anybody want to, you Wanna vote on that? Well close the hearing. Vote on it. Both. Both? Yeah. All in favor? Na opposed? Okay, sidetracked.
Now is there a motion to approve the site plan of 44 airport? Make a motion to approve the cycling 44 airport. I'll second. Okay, I will do a roll call. Dr. Ray? Yes. Richard? Yes. John? Yes. Dylan? Yes. Phil? Yes. And myself. A yes. Thank for your time. We're all set. Thank you guys. Thank you. Thank
Good evening public hearings and we will move on to business. I make a mistake for something. Yes. Yeah, you can I Make a motion? Go outta order. Yeah, I make the motion to go out of order and take uh, cast electric connect A second. Second. Aye. Okay. Aye. All right. So the first one up will be 99 Madera Way. So this one here, did y'all was on this one that they want to expand the service purpose. So, um,
And improve, uh, storage yard. So just quick, so this was the original marijuana shop pro facility you approved. Um, and basically it was built through The cash bill. Okay. Cut Bill? No, What? Cut bill Marijuana. It didn't get used for that. So GE took it over, uh, the greenhouse park didn't get Bill. So they basically have had the site plan already. This is an amendment to change the rear by adding, uh,
additional paving where that greenhouse would've went. So it's a, it's a modification of the approved site plan and consequently the storm water changes with the additional imperial. So, uh, the board would review it as a minor modification. Now that's all grasp back there. I, when I drove in there and I, I told grass and then we wanna change it into, uh, all impervious. So that's pretty much the change that they're requiring, they're asking, correct. Well It, it was gonna be a greenhouse structure.
Correct. So a lot of the stormwater cals were already done the, that in mind. Okay. This is proposed. We haven't built this yet. We're looking for your approval of the storm water permit. Um, update. So the question is, do we view this as a minor change? They're not doing anything to the going, it's just Know is where it was gonna be a greenhouse anyway. It was gonna be green on top then changed to the footprint. Yeah, I mean it's a little bigger. It's bigger than the greenhouse would've been,
but I mean in the scheme of a site plan, it's the beer part and Yeah, so, And it's a municipal facility anyway. Mm-hmm. And you did with the school parks, same kind of thing. So we looked at storm water. Uh, so the engineer okayed it. Just Looking for your lesson. I'm good. Somebody to change too. You good with it? See green. Oh, you good with it? Yes. Okay. We don't really need a vote on it, do we? We just all greeted. We accept
Recommendation or No, I mean you would be accepting it as a minor change. They don't need a formal hearing or, or anything. So we're all in favor for a minor change? Yes. Yes, yes, yes. Okay. We good? Consensus noted? No. Thank you Folks. Thank you. Thank you. Thank you gentlemen. Joan, you said five minutes? I was four. What, say one more time. You said five Minutes. I was four. Thank you very much. Appreciate it. All right, so then we go on to the A DU 2 55 South Hampton Road. This is just a more in correct? We were just, when we were, you and I were talking about this, it's more of an,
Yeah, so 2 55 Southampton, uh, Gary Tracy's area. I don't know if we need them. Good. But that was that lot did an in fill on. So this is the infill out with the existing house. They since propose an A DU additional separate detached dwelling unit. Um, so they're going to the ZBA for that. They approve those site plan. Um, but I brought bring it here because you have a special permit that encumbers the property as you granted the infill. So can't really, I mean they use pretty much a BuyRight
use under the state. I don't think you could really prohibit it, but it's something to keep in mind in future infill that, you know, cutting this lot, making it smaller in theory, someone could also add an A DU to it. So Is this because of the infill you're saying? Yeah, because I guess, you know, you granted this special permit thinking there's a single house on this smaller lot that Yeah, because it Cut back. This is the one that cut the capital Out off. Yeah. So if you're driving by, Put a little one on the front, a Little one on along front.
So if you're driving by and you see this building going up, um, board should be aware that the, that maybe a change from what the premise, you might have thought it was based on That. Yeah, it's object. So something to keep in mind with future infill permits that there's this potential. Um, How would a DU uh, effective infill? Well, it, I think it'd be a factor in your future infill projects. Think about, yeah. Okay. And again, you can't have a pretty hard time
prohibiting it the way the state laws were written, but it may give you more, I read It might give you more justification to reject that permit for Yeah. For saying, well there's a potential for this. Can you add, well, how do I put this? So due to the state changing the laws and creating these ADUs that are by right-ish, is there any way to change the math on how we do infill and adding it in ahead of the time? That's a good question. I don't even know
if I worded that right, but No, I mean you're specifically Think the same thing Specifically can't count the a DU as as density. You basically can't count it as another unit. Say that again. You can't really consider the A DU as increasing lot density the Way it is, Even though it's, It should change the whole right off the rip. Like if you're allowing this by this size, we should be able to go, oh, well, well Brad and 10% of everything. I think you have to be very leery when we're splitting a lot and they feel you were planning the house is pushed all the
way on one side and then there's a lot that they're averaging to the back, but they left a big space there. I think if you add something on the map, then people have the right to complain to the governor's office and not to the area. She's not taking close. Well, I, I I think the lesson is, it's a factor to keep in the back of your head when you it so that maybe this, this additional thing. Do you have a one of the elevation pictures? I actually, Yeah, it is pretty cute. I mean, I think it, I think it works pretty well.
It looks like a rental House. Nobody's watching at home. So we can Oh you mean um, the existing house? No, the new A DU he wants to put up, it's like, oh, You see what it looks like? It's Like 600 square feet. It's time. And I see dimensions. I'm here. So this again, this is the zoning board application because we kicked all the ADUs to them In the front yard. So here it would fit in, um, along South Hampton and it would look something like, Oh, So Looks like a mini cave.
Yeah, Something. It's kind of fanciful. Um, yeah. So I mean, I guess, you know, would you have approved this infill if they came in with this plan? The infill special permit is still your discretion. Okay. Where, where's that little house going compared to the old house? The old house is here. New one is here. You're gonna put a garage in right next Toward the cemetery behind it. Yeah. So This garage and then the A DU And then this is a, I guess would potentially be a house
in an A DU on this lot as well. An A DU over there Potentially. He says no, but there's room for it. Well there is. So, So then based on listening to them, they're saying you could end up with more applicants asking for more infills in order to get more of these in. Cheryl, they're lining up to do this. This is crazy where they put, I mean the infield just creates the smaller lot. It does, but look what it sets it up. And then you, I mean you can do an A DU on basically any lot.
So again, it's just a factor to keep in mind. Well it's cute. You'd have a hard time conditioning. No, ed, I don't think that would Fly. No Condit. She could end up in court for years. People say Forget, but you could deny a special permit for the info itself. But I think this one works. You said If you deny the info permit Yeah. Then they wouldn't have these two on this size lot. I think this is a good fit here actually. So the, again, the ZBA will do the formal site plan for this.
A b just brought it to you because of your special fund overarching. It is just more informative letting us know then. Alright, we'll move on to chapter 61 A. And I would just need to do, if we wanna make a recommendation to city council on this, Bring that one up. Yeah. Cabot Road. Um, again, it since coming out of the tax tax discount program, so city has right first, first refusal on the property and it'll ultimately be up to the council
and mayor to decide the board can weigh in if they want. And the big picture is, isn't there something happening on Cabot Road or is that Not a Thing? Um, off of, not actually off of Cabot, but off turnpike Industrial that heads up toward Cabot would be an extension of that industrial park That the industrial park backs right up to this Property. Yeah. So that It does. It does. So I would say really the city ought to acquire an extent, extend the size of that industrial park. I think they shouldn't want somebody to put a house there.
Well, and it also makes me think of half a month, but whatever that neighborhood is, that's kind of an island You wanna bring it up In between all the industrials zone side. Sabrina, not Sabrina. Yeah, that's, it's like the neighborhood. Nowhere. Okay. Where I think a house is a terrible, This this the property, Because this is what I read here. It looks like that's the plan. Yeah, I know. I, that caught my Eye you said? Yeah, because I was gonna ask him about that. But the, the city asked the first right,
because the chapter six one A, that's what I was wondering. This is what somebody plans on doing. No testing, fortitude divide. Was it this one or that one? Yeah, let's see that one. Well, I mean I think that's on logic goal perspective. That if we, you know, again, we have a concept for extending this into a industrial park here. And if that were included, that would potentially expand that development. And that has to be what, five acres? If, if they, well the farmland has to be five acres be less than five acres in order for them to be able
to get a tax 61, I think reduction. Right? So is it all of that that's that's that's going up for sale? Because the question I have here when I'm reading the standard land purchase sale agreement, it looks like somebody's interested in building a house. So I know If I'm reading this correctly, it's An awful big lot. It is. I don't believe so. I don't believe that For a single family home it's number D Like So I mean if someone has a purchase and sale agreement, again, the city can step in and Correct.
Sweep it out. I understand that they have For whatever they wanna use it for, whether it's a house or I think it's borough residential, so they can't do much Residential. But that's what what meaning is city doesn't buy it and somebody has interest in going off a Home there. If somebody's gotta keep animals, they need five acres. Right. So the minute you put buy that land with five acres, you can put a house on it and keep and keep animals on. Correct. And that's why, you know, I know you have to have a minimum of five acres in on those 40 be, you know, that 61 acres and, and, and know you get the tax.
But then when I'm reading this, if somebody's looking, building a house and I'm thinking probably a Fund, right? Because you have to have the five acres. Right. And course that changed what some years ago that had been minimal effect. It used to be less in west then, then they moved it up. Did there would've been expect on it and they changed it to five acres. Correct. Pool needed five acres to horses. So that's what I'm wondering. I was like, Hmm. When I saw that I went, Hmm. I mean it said five livestock raising at five acres. It said that since 1987 at least.
Yes. Which they kind is kind of taken from the state law that limits ag. So this is what scare me. Behi Omega corporation isn't gonna build a in house law. Well, I mean regardless of what is planned, I think the question for the board is, is that piece of property is, that's something the city should pursue? I think so. Or Do you not care or No. So do you wanna send a recommendation? We can do that. Well It makes sense if it's, Well I think we should have the city
council at least look at it. Yeah. Make a decision. So the board recommended, regardless If, if we demand that they buy it, well they're not gonna do it. They, You make recommendations. Sometimes they listen, sometimes they don't. But make your recommendation I guess. So you recommend the city acquire it or to augment the potential future and Correct. There's potential for that property. Yeah. They should Motion a positive recommendation that he inquire it to make it in addition to that. Okay. Unless property is already there.
That sounds like a motion. Should, That's a no, I got that wasn't, that's cheap. I second it and everybody else. Yeah, I know you guys are in. We're good on this second. All right, we can move on. They All in favor? Just Yes. All all in favor say it. Oh yes. All in favor. Aye. Aye. Sorry. There this recommendation. We did it. It's done To do that. All we, the last one, Mr. State admitted to change the family self care Ratings. I an angrier mom. Now the city or towns no longer have jurisdiction on in the zoning
according to the bylaw regulated. So changed in my whatever, 12 years here. We never did this. How many days there a special permit until like months ago and subsequently found out the state had snuck in this buy right thing. So the special permit we issued was not necessary. I mean it was per our zoning 'cause that's what our zoning said. Um, but it was not necessary. State never updated the online Jan Zoning act to actually say that. Actually I checked it before, but it hadn't been updated even though it was 2020.
Crazy. So this just says, takes out the special permit and makes it by ride just to comport with what the state requires. Should be controversial because we, we don't have a choice, but I figured since we're, if we're gonna do a zoning amendment anyway, there's some other things that should be cleaned up. And so I sent you a list of those. Um, I added a few today just, and these are things like references to the wrong section, updating of names, the state agency, um, there was a part when we did the ADUs, we left out something about two families.
So right now in the residency district you can, you can convert to a multifamily, but we left out the work convert to two families. So he puts that back in. That was a permission. Uh, there's some redundancy with parking requirements. Um, like great confusion since it's in two different locations. Uh, stuff about tap rooms that, uh, there was a, Don't you like this? These are all minor things that I would never propose on that, but just would tack 'em on the cleanup, the zoning.
Um, so you, if you're interested, we can put that and I was thinking just because we had those zoning map updates for those mistake mm-hmm. Mm-hmm. Or errors that we think are errors. Um, we could go to council once and do all those and do this. And there could be all fairly non-controversial updates and edits just to clean, clean more housekeeping stuff. So Section by section you're saying? Yeah. Doing it all in one, two. So I Go back just 'cause it's such
a hassle, it's change zoning. If we can get all the little things together and clean 'em up. So these who just changed the verbiage I get you're pointing out to us. So it's Well clearly, Yeah. So the family daycare, we fix that and then we fix the thing I mentioned about two families in residency that potentially a major change because it's not in the ordinance right now. It got dropped out. But everything else is our stupid little changes like references to the wrong section. I have to bring you some chocolate because you work so hard.
GPT, huh? I figure if I'm gonna go to council for those zone map changes, I want make it worth my while. Do everything. Mm-hmm. I agree. Thank you Jay. If the board's amenable to these changes, we can propose that Good. In the next meeting or so to council along with It. A motion. We don't need a motion on this, do we? I see. It's always cleaner, but we can, we can note a consensus Motion that we let you go ahead and make these changes to the Second. Well, I don't make 'em, but I will submit the count
Made Changes will be made, Can back out now if I can make 'em be a different world There. Any other questions or anything? Question something else. Jay, this is gonna be in your, so we're required, or I'm sorry. Applicants are required by the site plan to have X amount of landings. Right. I just noticed this, that certain trees for, we'll say zero Southampton Road, they needed to have X amount of trees, but, well, they couldn't put one. If the ordinance says, and it's very vague, um, X percent of the front yard shall be planted in grass.
Mm-hmm. Trees and shrubs or something just says something like that. It doesn't have a quantity. But when we did our planning board rules earlier this year, last year, um, we added a, I guess policy or interpretation of that, that by saying trees, that means an average of one page tree every 50 feet. Okay. So that's coming from your rules. So that being said, if a, if applicant for some particular reason can't fulfill that, is there any way to create a tree bank? Like if you can't do it, great,
but those funds go into the tree fund or the tree bank or whatever that way that can use those at some of the other blank spots that you see around town. I think we can't, Yeah, I'm just curious. Mark Bergeron tried to do that and he agreed and the city couldn't accept the trees. Is was everyone in front of South Store Reunion? Reunion Street? I mean You're, yes. That's What I was just thinking on. Yeah, you're really, we kinda had that with a sidewalk bond with the subdivision, which I think is probably not also on the up and up
because you're looking at a side planner. You're looking at a subdivision and that should meet your requirement. So planting tree five miles across town doesn't accomplish, doesn't meet those site land requirements for that site. It seems to me they should be able to bank it within the same property. They'll put it in the back or going 'em to the, Well, I mean That where there was a hangout, It, it's a couple more trees. 50 feet is pretty standard. That's your subdivision. Right? Requiring So again, it's not, it's not in the ordinance. So
Just A little more flexibility. Yeah. It's, you're applying logic to city. I gonna take it all back. Some communities require 30, 30 feet. I'm just, I'm just saying like, and I'm not just picking on one project, but over the, I guess if you've been here for 12 or 13 years, I've been here that you see a lot of projects. They're like, well it couldn't because it obstructed the view, which it happens. Well, I mean, but to be able to take it and go, well it's still required by X amount of fee. So the fee's there, put it in the put the cost is there,
but put it into the tree bank for just like the sidewalk fund. Yeah. But how does that relate to that site that they're Approved because they got away with not putting one in there because they couldn't do it. I don't Okay. But it doesn't accomplish the goals of the site plan. I Think the problem is they, you know, they use every square inch of property they can and they're left of like a three foot strip of grass in the front. And when you put the trees there, it obstructs the vision. Yeah. If the trees were back 30 feet, it wouldn't be a problem. Yeah. I mean, trees themselves,
they're, it's just the trunk. There's aren't usually it's more the shrubs or the, well, it's gonna be a vision issue, but 50 feet's not too hard. I, And we don't, I mean we can look at updating the landscaping regs in the zoning. I don't know if you wanna go there. You guys start, start talking about trees. It could be more robust I think. Uh, Not like trees. Okay. Wins. Motion. Motion to something. Yep. Motion on the floor. Clerk. We have a list.
Jim, we're good. Other question? Motion on this floor to adjourn. Ajour. Good. Grab a drink. Thank you gentleman.