Planning Board Meeting - June 1, 2026

701. I want to call the planning board meeting of June 1st, 2026 to order. The planning board voted in a public meeting to continue meeting virtually in accordance with the governor's 2025 extension of the virtual hybrid opening meeting option through June 30th, 2027.

This meeting will be held remotely through the Zoom application and will be accessible for live interaction by the public using the join Zoom meeting. This meeting will be recorded. Roll call. Oh, where's my list?

Kevin Estes here.

Margaret here.

Helio Rosa here.

And our alternate for this evening is Kevin Melo.

Yeah, Kevin. Thank you. Um the first thing on the application uh first on the um meeting is a application. It's a public hearing. So I need a motion to go into a public hearing for an application for planning board special permit 813 State Road.

Moved. So, I need I need a motion to go into a public hearing and to um return to a routine hearing after.

Moved.

Second.

Kevin um moved and Margaret seconded.

All this all in favor again. I'm going to do Kevin Estes.

Yes.

Margaret.

Yes.

Helio Rosa.

Yes.

Kevin Melo. Yes.

Laurianne Miller. Yes. Motion carries.

Um Dan, they're asking for a continuence. Could you um please read that into the record for us?

Sure. Um just just as a quick update. Um we've been talking about this for a few months now. The the applicant did sign a contract for the sewer review um with Stantech, who's the town's um sewer and water consultant. So that review is ongoing. So hopefully we'll get some um feedback soon and be able to get this to the finish line. Um but um as chairperson Miller said, I do have a

letter for continuation um stating we respectfully request a continuence from our scheduled meeting with the planning board on June 1st, 2026 to the meeting on July 13, 2026.

Also, they have submitted a an agreement to extend statutory deadlines. Um, if the board's in agreement, that's extended till September 30th, 2026. All I will need for that is just for the chairperson to come in and sign. Um, so at this time, if the board is okay with that, we just need a motion to continue this public hearing until July 13th at 700 p.m.

Move. Do I have a motion?

Second.

Second.

Helio made the motion and Kevin Estie seconded.

Sure.

Yes.

Helio.

Yes.

Evan Estes.

Yes.

Kevin Melo.

Kevin, I think you're on mute. There you go.

I was muted. Yes.

Among Yes.

Motion um carries.

Now I need a motion to Lori, do you vote yes?

Lori Miller, yes.

I need a motion to go back into regular session.

Some moved.

Second. Second.

Motion made by Margaret. Seconded by Kevin Estes. Margaret.

Yes.

Kevin Estes.

Yes.

Helio Rosa, yes.

Kevin Melo, yes.

And Lori, yes. Lori Miller, yes.

I need a motion now to go back into special permit for application Psp-26-1 0 State Road.

Moved.

Second.

Motion was made by Helio Rosa and seconded by Was that you Kevin Resty's?

Yes.

All in favor? Haley Rosa?

Yes.

Kevin Estes?

Yes.

Margaret?

Yes.

Kevin Melo?

Yes.

Lorie Miller? Yes.

Okay. This is an application for the AI dealership.

Do we have someone uh Dan, do you want to speak first and then we can ask for someone in uh representing?

Madam Chairperson, um would would you like to read in the legal ad or would somebody like to make a motion to wave the reading of the legal ad?

Moved.

We can wave. I'd like a motion to wave the read a legal notice, please.

Second.

Who made the motion?

Kevin, I'll second.

Okay, a motion.

Margaret seconded. Um, the motion's been made to lay to see. I can't see what I'm need to read here. Um, Kevin made the motion and Margaret seconded to wave the reading of the legal notice. All in favor? Kevin?

Yes.

Margaret?

Yes.

Elio Rosa? Yes, Kevin Melo.

Yes, Lori Miller. Yes.

Okay. Um, as mentioned, this is a special permit request. Um, it's still listed as zero state road. No address um request has been made yet. Um, this property also is known as assesses map 53 law 2 and was filed on the online portal under PSP 261. This is for a special permit request for a reduction in parking requirement. Um the article 24 of the zoning bylaw does allow this the planning board to make a reduction

up to 50% if um one of four conditions can be shown to be met and it can be shown that um the parking can be accommodated on site. So for this application, the engineer and applicant calculated that 177 total spaces would be required. If you took half of that, that would take you to 89. They are proposing 113 spaces on the grounds with 64 go spaces. So that'll get us to the 177. Um, so I will

let the applicant speak on it, but that would satisfy part A of the special permit requirement that the parking spaces could be built on site, but the proposed use is such that it can be demonstrated that the full number is not needed. Um, the applicant is Mike McVey and I believe um he is on the Zoom call.

I'm here.

Uh, Madam Chair, yes, you have the floor.

Good evening, Madam Chair. person and members of the board. Um, I can't turn my video on. I don't know if that's what you want. Happy to have it turned off if you'd like. Um, I'm here on behalf of PRM Auto Holdings, which is the applicant for the special permit before you, as well as the site plan review.

Next, I'm here with David Potter, engineer, and Aaron Meyers, engineer from PAR Corporation.

And I'm also here with Matt Lton from the architectural firm Connley Brothers.

And I am also here with Aaron Anger who is a representative of the development owner ownership team. Uh so before you tonight this we are first I guess requesting a uh reduction in the required parking like Mr. Giosa said. Um you know just just briefly about the applicant. It's a it's a sophisticated uh you know auto dealership company.

They operate Fall River Audi. They're very familiar with the needs uh for parking. Um you know this is in addition to the 173 uh inventory parking spaces that'll be provided that obviously don't count and along with everything else that is provided inside the uh the facility. So, you know, in an effort to reduce the, you know, the ocean of of of concrete and and uh parking, which we don't think

is necessary, we're for you. We're we're offering 65 just over 65% uh which is higher than uh this same group, which was before you about a year and a half ago for a different location.

Um, and you you can see from the plans that were submitted that the uh ghost parking has been provided on the northeastern portion of the site.

Happy to take any questions or if Dave want to jumps in want wants to jump in.

C can you turn on your uh of course. Yeah, we can see you.

There it is.

Thank you.

You're welcome.

Does any of the board members have any questions for Mr. Potter?

Dan, do you have any questions?

I do not.

Madam Chair, I have I have a couple of questions if I can.

Okay. Leo, go ahead.

Michael, um, how did um how did you arrive at the 113 number?

Sure. So there's the uh the GFA calculation I think they arrived at. So the entire facility is 37,000 ft but the GFA the applicable number is 20,300.

Um so when you take the the ratio to one space per 150 GFA I think you what you come up to I have it here.

uh that comes to 136 spaces and then the 41 additional spaces is is the amount of uh employees that they anticipate on the uh at their highest shift. So that brings you to 177.

But I think you're providing 113.

That's correct.

How did you arrive at that number? Why 113?

Um, this has gone through several iterations and I think at a previous iteration we provided less. I I Max if David if you want to jump in but my understanding was it it just um to well to make the ask less I guess before you tonight and it was just best use of the space.

Yeah. So the um and I think later in the presentation we'll bring up plans that show you the the layout of the parking area when we get to the site plan review, but the the makeup of the proposed spaces is really if you think about the the maximum number of employees, they've got 41 um per shift.

Um and then you've got space for visitors um you know, I don't think that they want to go as extreme as the 50%.

Um they're still trying to meet to the maximum extent practical the um the requirement that's in zoning. Uh trying to find that balance between what they feel they need for employee and visitor spaces and what the the town is asking for um in the zoning ordinance but they believe that the So what I'm what I'm surmising is that's been an analysis that's been done and 113 is that sweet spot for the applicant

that it's not too many. It's not too little. We're not gonna have cars parking on grass areas, but we're not going to have a sea of unnecessary asphalt, right? That's correct.

Make that leap.

Yes, you can. Yep.

Um, one other comment, and if this is premature, um, I'll apologize for that.

Now, regarding the ghost spaces, um, that's a consideration that may never come to be, and maybe the hope is that it never comes to be. I did see the layout on um drawing L-1.0 um starts to show some of the landscaping. I see the tree lines that separate the the um proposed layout from the abuters. I'm wondering would it make sense should we get into a scenario where parking or or available spaces for

vehicles becomes an issue. Should we plan for the tree lines to be designed in such a way so that you're not taking down trees like for example where you're showing the ghost parking spaces you have I can count at least four trees that could potentially be in the way of the future parking. Um would it make sense to position the tree lines in a way that you wouldn't have to take down trees?

maybe run them along the perimeter of the future or the ghost parking so that you know those trees don't aren't affected. They have time to to grow even if it's something that's 10 20 years from now.

So, I'm looking at the um at the plan set uh C6.1, we call it potential buildout plan. It shows the the layout of that proposed ghost parking in the northeast corner of the lot. And um there are a few islands that are proposed to accommodate plantings if that was to ever be built. Um but the intent I believe is not that those trees would be constructed. Is your is your thought to not construct the four trees

shown on L 1.0 in case it's needed. Is that your I wouldn't not how do I phrase I wouldn't not not put them in. But should you consider a tree line that is um around the perimeter of the of the ghost parking? Um still gives you separation from the abutters, still gives you a tree line, but if we get to an event that you do need them, those trees already exist at the future perimeter

and you wouldn't have to, you know, chop down trees.

Yeah, I think we could look at maybe a spacing that aligns the proposed trees with the proposed islands. Um, sure.

Yeah, we've got a few trees that are out that would be removed for the parking if it was ever to be built, but we have um a couple spots where we could place those trees that it would it would meet the intent and they would be mature at that time and hopefully stay if that buildout would ever happen. That's something we can look at.

I have nothing else, Madam Chair.

Madam Chair, do would do you mind if I just comment on that real quick?

Go right ahead.

Um the only issue I would see with that and like I said we'll get into it more with a site plan review. Um there there's certain shade calculations that need to be done. So some of those trees do need to be along the edge of the parking. So that's just something to take into cons excuse me consideration as well.

Y but that's something we can get into in the site plan review.

But wouldn't affect parking spaces at this juncture anyway. Correct.

No, just just shade calculations. So, if you shift those trees away, you won't get the percent of shade they need over the parking facility.

Okay, I'm good. Thank you.

Does anyone else have any questions on the special permit, which has to do with the ghost parking?

Hearing no other comments, I need a motion to um adjourn.

Not yet.

Not to Not yet. To a close. Does someone else have a question?

So, I need a motion to close the public hearing for the application of uh permit PSP-26-1 0 State Road. It says it's map 53, lot 21.

Do I hear a motion?

Do I hear a second?

Second.

Motion was made by Helio Rosa and se seconded by Kevin Estes. All in favor?

Helio?

Yes.

Kevin Estes.

Yes.

Margaret Sweet.

Yes.

Kevin Melo.

Yes.

Lori Miller. Yes.

We're going to go to number two. Uh number one under administrative items.

Application action on application for planning board special permit zero zero state road assesses map 53 lot 2 PSP-26-1.

What is the uh recommendation of the board?

Make a motion to approve.

Second.

I have a motion on the board to approve from Margaret. Seconded from Helio Rosa Margaret Sweet.

Yes.

Madam Chair, can I just add one quick thing before we have the vote?

Just just to can we just can we just add in for the motion just that it's for plans as shown revised May 22nd of 2026. I just want to add that revision date in there to the to the motion.

Is that okay to Margaret and Helio?

Yeah, that's fine.

That amendment.

Thank you, Dan.

Yeah.

Okay. Okay. So, Margaret, yes.

Helio, yes.

Kevin Estes, yes.

Kevin Melo, yes.

Lori Miller, yes. Motion. We can move on to number two, site plan review for Zero State Road, assesses map 53, lot two.

Dan, I you want to make your comments?

Sure. So, um this is for the same property we just um viewed for the special permit. M 53 L 2 filed for site plan review under PSPR 263. Um as previously stated, this is a 37,000 ft car dealership located at State Road um just west of the Walmart there. Um said parcel is located in general business zoning district. Um, there's also a small portion of the lot that falls under a zone 3 aquafer protection

district. As previously heard, there's a special permit requested for reduction in the required number of spaces there.

This property also received a variance from the zoning board of appeals on January 22nd, 2026 to allow the parking facility setback from the street to be 19.5 rather than the required 40ft setback.

We had a few comments that were um uploaded to the portal application. I can read through those from the fire chief. A building permit submittable will require a sweep path analysis of the fire department access road 527 CMR 18.1.1.4.

The new fire hydrant shall have a clear space of 36 in and marked with an approved flag 527 CMR 18.5.10.

The fire department connection location shall be on the street side of the building and approved by the fire chief 780 CMR 912.2.1.

The safety officer um approved based on the discussion of the review meeting that no vehicles will be loaded or unloaded on the public way meaning Route 6. Um from the conservation commission grading appears to extend onto 25- ft buffer zone to wetland replication. The site plan fails to show the replication areas as required. The wetland replication areas are shown only as wetland edge which is insufficient. The

plan must be revised to clearly depict all replication areas and demonstrate their correlation to D file number 15-2551.

Conservation Commission heard this for the first time on May 26th. Um their hearing was continued until June 23rd.

Those comments were based on the original plans that were submitted. We um meaning the planning department received revisions um last Tuesday and Wednesday. Um so those plans have not been commented on by um those departments as of yet. Uh we did an initial review. We meaning the planning department. Um sent some feedback to the applicant and his design team. Like I said, we received um reision revised

plans. Um had a chance to take a quick look at them. I still have um a few questions to um hopefully be answered tonight. So, just to kind of set up for the board to hear as the applicant makes this presentation. Um one question I had, there is a a second lot um map 174, lot 24. So, I'd be just looking to get clarification on what the intent of that is. The um drainage facilities are shown

on there. So, I don't know if the intent is for these lots to be merged in some way, shape or form or at a minimum they would need some kind of drainage easement established. That was also a comment um of the Department of Public Works. Um also a question um the site generally has um vertical concrete curb around the edge of the parking facility.

They are looking to use Cape Cod BM curbing around the inventory spaces. Um per article 24, all curbing in the parking facility over 25 spaces shall be concrete or granite. The interior for those um inventory spaces, those are basically islands that you can see on the plan set. Um we have other parking facilities that are all pavement. So, um, I'd like just to have the board provide some input on what

they how they feel about that with just for the those islands.

Moving on just as I turn the page under the zoning bylaw 24.3.

L.5, storage areas for autos shall be designated in the plan and identified with markings and signage. That's for the storage areas. Um so we just want some notation on how they are looking to handle that. Uh one comment we wanted the dumpster to be fenced and um screens. They did show a note for fencing as chain link. Um so we would like to see um some kind of detail on how they're handling in that. We we've

done um chain link fence for screening for a dumpster but would have like the vinyl slats in there. So we'd want to see some kind of detail added to the plan set. Um this was also a comment that we had in the um Department of Public Works. Um there are some discrepancies between the landscaping, lighting and utilities that need to be addressed, meaning light poles with trees or underground utilities. So we

just want um the design team to take a look at that. There are on the landscaping plans some differences between total plantings as shown in the list in the plan itself.

And also just some clarification that the landscape islands will be 12 feet wide per required. Um on the landscape plan they are showing the outdoor seating and bike racks that are required. Um those should be also included the layout plan. So we just like to see that. And then just when all is said and done, we just want a final complete plan set. The cover sheet lists some plans that were included in the

revision, some that weren't. We like them to just make sure we have a complete plan set on that cover sheet when it comes time for the board to make a determination on approving this um and issuing a um uh certificate of action.

So, we just want to make sure we have a complete plan set list that lists all the plans that will be in the final set along with the latest um revision date.

So, we are approving the most current plan set um in its entirety. So, that was just some things that were outstanding from our previous review that we haven't been able to um get out to the applicant yet. I spoke with the applicant's representative to go over this to tell to just kind of give like a heads up that these would be the outstanding items. So, at that time, I think uh I've spoken enough so we can

let them hopefully give you a presentation and speak on these things as well as their overall layout for the property.

Uh Dan, just as a point of information, you guys are done with me, right? I'm only here for special permits or I can stay and listen, but you know, I is am I correct?

Everyone, I'm just here. As far as as far as I'm concerned, you're good. I will leave it up to Madam Chairperson.

Yes. Yes, Kevin. If you really want to leave us, you may leave us.

I'm sorry. It's the first of the month.

I have other duties to uh attend to.

Thank you for attending.

All right. Thank you. Have a great day.

Bye.

Okay. Um, is Michael or David going to do a presentation or someone else? I think we're both gonna David has the controls. I'll just speak to the just a general overview if that's okay, Madam Chair.

Fine. Go right ahead.

And Dan, thank you very much. Everything he said is true and accurate and uh he he he told me those things and I just like to address one of them right off the bat. I do have confirmation that we will seek an easement. Uh there is no intention to merge the lots.

So again, Mike McVy from Mark and Walsh here. uh on behalf of PRM Auto Holdings um for an Audi and Volkswagen dealership and service area to be put right on Route 6. Next, please.

So, you can see from the the image here, it's a it's an irregularly shaped 43ish acre site. It's squarely within the general business district. Um, it's got over 520 or 30 feet on State Road, Route Six. Uh, it's it's dead smack center in the middle of the U commercial corridor on Route Six. Um, and like Dan, Mr.

Giosa said, we did secure zoning the single piece of zoning relief that we required earlier this year and um, the engineers are in the process of um, going through a NOI with the con conservation commission as we speak.

So, this site has historically been used um it's it's appears vacant, but it's historically been used as an audit theater drive-in, which opened in the ' 40s. Um uh going off of the uh the pretty excellent report from the wetland scientist, there are still remnants of the um the drive-in theater along the southern edge, neighborhood six. It's mostly scrub brush. Um, and it's been in

the Ann and Hope Company family uh since the 1990s and it remains there today. So, if you're Sorry. Go ahead, Dan. Dave.

So, you're familiar with this area, but uh I think it bears repeating. Uh, directly to the east is the Walmart. Uh, there's a Dartmouth Nissan to the souththeast Applebees. Directly to the west on the s on the north side of Route Six is a Dartmouth Collision Center.

There's an Ocean Safe job lot. There's an Ashley's Furniture. There's a Home Depot that's not shown on the plan to the northeast. There's a community Bristol County Savings Bank. So, this site was chosen. It was appropriately cited uh after years of due diligence by um the applicant.

Great. And I will um now just um give you an overview of the existing conditions and the proposed conditions um of the project. Um as um as has already been stated, we we did uh submit revised plans that addressed most of the comments that were received um by the town of Dartmouth. Um we sent them in.

It came in right after Memorial Day. And uh we did get some comments today and we'll do our best to explain um our responses and and provide some supplemental information for those comments right in the presentation tonight. So I'll um I'll first get you situated with the existing conditions.

Um this is a plan from 2021 uh when the project was brought before conservation um for filling of three isolated wetland areas. So north for this presentation will be to the left. All our plans have north to the left. Um east is to the um east and Walmart are shown here um to the uh top of the page. State road you can see uh is uh to plan right uh south

of our property. And then we have Ellswick Street um which is further to the west that we have frontage on from this second lot that's part of the application. So the the property has quite a quite a bit of wetlands. Um everything in dark green is a bordering vegetated wetland. It's all very much forested as you saw in the aerial um photos that were were brought up earlier. The the property currently has

three isolated wetland areas. These are not connected and per conservation these were um able to be removed and um replicated. So the application back in 2021 to the conservation commission was to fill those wetlands to create a developable parcel um along Route 6 and replicate those um wetlands in the pink areas that you're seeing here. So the replication areas are right up against

the BVW. Um grades are being modified so that we're um the wetlands will be successful. will be planted with they'll be first um placed there'll be good soil placed that will support the wetlands and there'll be plantings also installed um they'll be monitored for uh two years as required by the conservation commission all this work was approved back um several years ago and uh the

permit has been continued so it's still active so the first part of this project will be to to remove those isolated wetlands and create those replications the um focus a little bit more on the existing conditions. There is the aquifer protection district. That's this line that's shown on the southern portion of the property and on the western portion of the property. So the northeastern portion of our development

is outside of the aquifer um protection area. Uh it's really the southern limits and then the western portion of the property that's um within that zone.

There is no flood plane on the property.

Um and as um Mike mentioned, we've got about 40 acres here. Uh and everything is undeveloped at the moment. Um there has been some clearing which has been approved in accordance with the conservation permit associated with filling those isolated wetlands. Um topography on the site uh goes from east to west downhill at about about a 5% grade. It's pretty even um from from the Walmart property uh from where we have

bought the Walmart property to the um Ellswick Street lot.

We um in the proposed condition, we've got an LOD of about 9.76 acres. Uh we have access from State Road. We have a new curb cut um that that's proposed here. There is an apron and a fence that's already there, so it's hasn't been in use, but there is uh essentially something there. Um it's being aligned with the um median opening in state road Route Six. We have um two uh access

lanes from Route 6 and then we have two egress lanes, one left turn, one right turn. We will be before Mass DOT um to to review this curb cut and um make sure that our proposed entrance is in compliance with their requirements. Um that's an effort that's underway. Uh we we expect that um like most retail establishments in the auto auto industry um the the turn number of trips at a facility like this are are actually

quite low um compared to other retail uses. They're not a large traffic generator. Um and we will be you know looking at trip generation and and discussing that uh further with with Mass DOT.

In addition to the um before I get into the the proposed drives, we do have a sidewalk that's proposed um to provide access between the front door of the new building and Route Six. And you can see that parallel with that new access drive. Uh we also have a crosswalk that will provide um a safe access for pedestrians um to make that movement.

The um site circulation is extends to all four sides of the site. So, we're able to have vehicles circumvent the entire site. Um, we have oriented our parking uh where we believe people will want to park. We've got our visitor spaces right up front. So, this these spaces here, you've got your ADA spaces on the south side of the building. This is where the the building front will be. Um, plenty of space there

for um for visitors. We do have some uh display spaces uh that are shown here, the furthest to the south. You can see those are um those those are not able to be moved in and out. Um they're blocked by this other tray. Um employee spaces are to the east. Um and then our inventory spaces, you can see these double and triple park spaces. All this inventory space is to the west and the

north of the property. Um the building is about 37,000 square ft uh footprint.

Um we have our service entrance um here.

So, if you're coming in for service, you'll come right down this main drive aisle. You'll enter um into this building here um where you'll um a service professional will will take your keys and then um you'll walk into the office and then they'll take the vehicle out back to the service area which is which is on the north side of the building. Um it was it's desirable for the owner and I believe for the town to

to have all the the service uses um on the north side of the building. Um, so we also have our loading zone um, into that service area. You can see that hashed space here. Um, and you can see our dumpsters which are located here.

Those are screened with a chain link fence. Um, and really not very visible from Route 6 or from the abuing properties. Again, this this area is north of the site is very much wooded and the east of the site even is very much wooded. you you um have good screening around all sides of the property.

The um the parking area and the impervious represent about 4.32 acres of impervious. Um and that's one one benefit of of the reduction in parking that was requested and and earlier discussed at this meeting is is that um that parking itself alone that that buildout parking is about 55,000 square feet of imperous area. So it really helps um you know the initiative that Dartmouth has of of trying to rightsize

parking areas to meet the need and avoid large seas of parking that uh go that go unused.

Um we'll certainly work further with the fire truck uh with the fire department um and and show them how the vehicle movements can can work. But this entire outer perimeter um has been designed to accommodate a fire truck. So a firet truck access can can um access all four sides of the building and all four sides of the site.

As I mentioned, we have about 60 employees max. Um that's um that's with changeover and everything. So 60 is the absolute max. I think we had 41 on our parking calculation as the maximum shift. Um so that the spaces that we're providing, the 113 spaces are are the owner feels are more than enough to to handle the need for this development.

Um, as far as Oh, so here on this page we have the potential parking buildout. Uh, this was talked about earlier. Um, this is to the northeast of the development.

You can see the building is just off the page to the west. Um, north is still up um to the left on the page here where my cursor is. Uh, this is where we would provide those those buildout spaces and that's included in more detail in the application.

We um we did hear the the comment about the batuminous berm and the um or Cape Cod Berm um instead of pre-cast concrete curb. Um the the owner uh is planning to propose vertical granite curb in the rightway which aligns with what the DOT has currently out there. Uh shortly after the the rightaway line, the the curbing will all be pre-cast concrete. Um, so that's everything you see un unlighted un

highlighted here will be pre-cast concrete. So it's a substantial amount of curb. Um to to be efficient the owner is proposing Cape Cod BM in the areas where it's um where they have the display spaces and you can see all these spaces are all this inventory space.

These are all um double triple parked areas uh to provide the detuminous berm there um areas that are really not seen by the public um on a regular basis.

won't be able to see him from the street, but it does help the owner um be a little more efficient with the part with the uh the curbing the um the signage for parking. Um so there will be ADA signs marking ADA spaces. Um the the plan is to um we believe that visitors will know that they'll try to park at the front of the entrance. There's no entrances on the

east side or the north side. So, this is where we expect visitors um to to to try to travel to and where they want to park their their cars. Um there may be some wayfinding signs on site to direct visitors where to park. Uh some very simple signage is all we would anticipate as far as marking inventory and employee spaces. We haven't added any spa any markings for those. Um really believing that a visitor really

wouldn't want to park all the way out here and um and try to get into the building. uh it's just a little bit of a walk for them. So, we believe that the the layout here will will support the the distribution of parking that the owners is hoping to have. For the employees, there there is a um there is a sidewalk proposed east of the building here. You can see there's an employee

entrance and it's shown on the landscape plan, but not on this plan. We will certainly add it to our general plan.

There's a small outdoor seating area in the grass proposed to the um to the east of this. This is for the employees to have their breaks, maybe maybe have their lunch um on a nice day. Uh nothing nothing too elaborate. Um nothing that we're going to have draw the customers or or visitors to the site.

So the site has been graded to mimic existing conditions. We have a um we have a a drainage swale uh on along the east end of the property. This is part of that wetland application that was approved um back in 2021. Uh a lot of runoff comes uh from the Walmart site onto the property and uh there's a swale along the east end of the property to intercept that runoff and direct it into

our replicated wetland. Uh you can see here in in that um pink color we've got those replicated wetlands that will form up the the new edge of the the wetland um after those isolated wetlands are removed. the the blue line and the orange line represent the the 100 foot buffer zone and the 25 ft uh no touch zone or no disturb zone. So those are those are for conservation but I think

it's a a good reference here um for the board as well. Um we have uh inst we have proposed catch basins manholes to collect and convey runoff from all the imperous areas on the site. Um everything is being directed to the northwest corner of the site where we have a storm water management system. Uh it includes a sediment for bay, an infiltration basin and a detention basin. Um the outfall is shown to the

northwest where the the storm water will then rejoin when there is an a large event. It will overflow and rejoin the wetland to the north and west of the property. Um we mimic the existing drainage pattern. Um, we an analyzed the runoff directed to the rightway to the neighbors property along this edge and then we analyze what's going to the wetland. We have a reduction in what's discharging um to from the site uh in

this northwest corner. We have a sizable reduction of what's going to towards Dartmouth Collision. Um and then a slight increase that we'll work on with with Mass DOT. Uh we are adding sidewalk along that roadway and so we're we're going to work together with Mass DOT to see if make sure that that's um that's amendable.

Uh we did prepare a stormwater management report which we submitted um with our original application and we we received comments and we made um revisions to that as well um to be in line with the the requests of the um of the staff that reviewed. Um we for peak flow rate we do have a 7.6% reduction in storm water runoff peak flow rate in the two-year storm and a 7.7% reduction in

the 100redyear storms. Not as big a reduction in the 10 and the 25 year storms but overall we are improving the existing condition.

Um we have new utilities serving the building. They're all um in the southwest corner of the property.

There's an existing sewer stub. We'll be connecting to the sewer stub. We're working through the details with or we have been working through the details with the DPW. Um there's a question as to whether it could be a six-inch line.

Right now, the plans show it's an 8 inch line and we plan to keep working with the DPW to coordinate that size. Um as as is very typical, the the final building plans are not yet available. Uh the the client really needs to um attain some approvals before initiating that that level of effort. Um, but we'll continue to work with the DPW on that sewer size and make sure it's it's um adequate.

Um, we also have um water services for fire. Uh, we've got a fire hydrant here.

We have a fire department connection.

All that is shown in that southwest corner. Um, electrical comes in here.

Uh, so and gas. So, everything's working in that southwest corner.

Um, our landscape plan is shown here.

So, this one is a little different.

North is actually up on the page here.

So, State Road is to the south. Um, at the bottom of the page, you can see the new building, the parking area. Um, you can see we have um trees planted all around the the stormwater management system all throughout the parking area.

We've included a table that outlines our calculations. um we do meet the requirements for shade coverage um total landscaping and the number of trees. In fact, I believe we exceed on a few two of those categories on the total landscaping. Um and I will also comment I don't have the photometrics plan in the presentation but I can certainly bring it up if there are any questions but the the lighting

proposed is um there is site lighting and building lighting combined um they they um provide the adequate lighting levels for safety um and security and then we have um all dark sky compliant lighting and the photometrics plan showed um zero foot candles at the entire perimeter. of the development. So there'll be no light spillages anticipated to um to hit the abuing properties.

And with that, I think I will bring up um a few architectural renderings from Connelly Brothers. And we have um I don't know if Matt from Connelly wants to talk about them at all.

Sure. Um my name is Matt Len. I work with Connelly Brothers uh as the lead architect and architecture record for the project. Uh as you can see, we've maintained the same orientation as the uh site plans.

As David has noted that the main portion of the building for the public is through the showrooms. Uh there's a separate Audi and Volkswagen showrooms that are on the south side of the building that are facing the main street. So that's where the public will come in and or they would go to the service drive which is the appendage to the east side of the building that's closest to the entrance to the site.

We've made efforts to make sure that anything that's related to the service department uh including any openings to the exterior really go to that north end of the building. Um, the service department will have a security door uh for use during the evening hours and likely a fabric door to keep conditioned space uh on a daily basis. But any sound that's generated with any of the

equipment would wind up just going into the void of the trees and the wetlands to the north of the property. There are a few overhead doors that are located on the east side of the building, but those are reconditioning days where the uh manufact store employees will be doing some minor washing and vacuuming of vehicles. It's not a full car wash.

You're not having that level of um activity with wash bays and and the amount of water that's needed for those activities. Uh, so it's just sort of on this on the smaller level. Parts delivery is also kind of in that back area. Um, we've tried to on the west side of the building, as David noted, uh, locate all of the main utility spaces. We have an electric room to maintain the short a short run to the

street with a trans padmounted transformer that would be outside the door of of that and kind of tucked away.

We've also got our water and fire protection located at that corner and that was where we would ideally locate a uh fire department connection so that the run to the the main service is closest. Uh unfortunately there's not really uh an opportunity to put a fire department connection directly at the front of the building um because as you'll see with the elevations on the next page,

the front of the building is mostly glass. So it's hard to hard to put a sprinkler through a glass wall. Um David, if you Yes. So sure.

Uh go back one. So the top elevation that you see would be what you would see from the street. Um Volkswagen would be on the uh western end of the building and Audi Dartmouth on the to the right.

Um there's going to be glass that will wind up coming down. We do have a new vehicle delivery bay that would be located between the two dealerships.

That would generally be a um either a high-speed or a sectional glass aluminum door. Uh likewise at the service department, you're going to have glass aluminum doors that will be rapid acting, but they're very very quiet so that a you're not going to have a lot of air that would wind up escaping through those spaces, but also you're not going to have the noise and in the sight that

you would typically see from a slower acting sectional door.

the sides of the building uh at the service department is either going to be either an it's a a metal panel, an ACM panel that you see is typical with manufacturers and the back of the building at the service department. We're still working through multiple options whether that would be a insulated metal panel uh either a three or 3 and 1/2 ft wide module or it could be a free cask or

tilt concrete cast tiltup construction that would have the occasional joint line and be painted white um or or or a gray color to sort of match the uh manufacturer standards for materials.

As you can see on the next couple of pages, the image of the building uh that we're trying to present matches the corporate standards that manufacturers spend lots of time with our architects to develop these standards. Um so essentially the Volkswagen we only have the entrance element. We would not have the smaller element that's located or shown here. But as you can see, it's mostly a glass with a ACM acou uh

aluminum composite material surround both at the door and around the main glass of the showroom. And then the next page will be similar at the Audi uh where it's an ACM panel that's going to be a little bit more silver in color with glass up to that 8 to 10 foot high.

Now I'll just jump back to this slide. I think this um this shows sort of the neighboring area with the limit of disturbance on it. Um we believe this this building will fit well into the Route Six quarter. Um you can see all the existing forest uh to the north of the property. You can see the forest adjacent um to the eastern property line up against Walmart. Um Dartmouth Collision um here and then you know

we're quite a distance from um any of the residences in the area. Um there's a few on residences on the other side of Route Six. Um but all the noise all the work is done inside as Matt mentioned and um it would all be on the north side of the property too. So So with that I would um Mike we had a few slides on special permit. I don't know if you know still need to run

through this at this point Mike.

No I don't um I do not.

Great.

So, with that, I believe that concludes our um presentation.

I'm going to turn it over to the board.

Does any of the board members have questions?

Madam Chair, I'll go um if that's okay.

Helio, you have the floor.

Uh solid plan. Um, has there any consideration or any studies uh been conducted given the amount of glazing that you have proposed at the front of the building? Um, any studies been conducted as to how that might impact uh glare to the residents across the street?

Conceptually, I I don't I personally don't have any issue with the design or the architecture that's proposed um fits within the corridor, but given the the the volume of glazing um and the residential um across the street, I'd be curious to see how that might be impacting them.

Uh that's a good question. I don't believe we have fully investigated that yet. I know at least from the interior of the building, we will be providing shades. Uh it is this south side of the building so it will get a lot of solar gain uh especially in the summer months but we'll make sure that there's shading on the inside. Uh I do believe if we go back to the site plan there are quite a

bit of trees uh that or there is some tree uh that is proposed along the street side. uh that would perhaps uh conceal some of the glazing from it's also set back from the property line fairly. You know, we're we're looking at what 100 ft from the property line roughly.

So, I would say we're pretty pretty far set back, Matt.

Um you know, our our dimension from the front from the um from the property line itself um it's is pretty far. So, we do have that separation. And then you can see on the drawing here, there's a lot of trees in between the Route 6 and the in the front of the building. So, I would expect that with, you know, you've got two, four, six, uh, larger trees up against the the street and then you've

got all your parking um, trees in the parking area. So, there's another two, four, six, eight, a few in front of the building. Um, we've got a lot of a lot of um I think a natural look between the the building and the just the state right away itself. Hopefully that would uh that would mitigate any impact from glare.

I I would I would you know as part of just the due diligence um process um see if there is especially with that southerntherly exposure on on that facade um just take the extra time to make sure that they're not impacted. um now's the time where we can evaluate that to make sure that there isn't going to be an issue. I agree with you there is veget ed vegetation proposed the

trees that'll all help. Um but it's kind of one of those you know measure twice cut once type of thing. Um I will also comment as far as the the the proposed use of the Cape Cod BM um in the rear. I generally don't have um an objection to that application. I would maybe consider um at least continuing the um the pre-cast curbing through at least the first set of uh parking spaces along

that um I guess that'd be the westerly side. U I would anticipate that the vehicles that would be parked there would take away Yeah, westerly side. Um you know, maybe extend that along that side. Um I would imagine that the vehicles that are going to be parking there will obscure visually anything beyond that. Um so that one purple line that you show the first purple line along the um the property line or

parallel to the property line that maybe that should be um the um extend the pre-cast curving there. Yeah, that's the one. And whereas the rest I personally don't have any objection with the use of the Cape Cut BM obviously. And then anything else? Um Dan has done a good job outlining um any uh concerns with um his review and comments and I'll I'll I'll second and support Dan's comments. Um but beyond

that, I'm I'm good.

Anyone else on the board have any comments or questions?

Madam Chair, if I may. Kevin, you have the floor.

Um, I I I heard you say that uh that you're not going to have a a full-on car wash for uh your customers. Uh are are you going to to what extent are you going to clean the exterior? And how are you going to do that without a car wash?

Uh it's just it's just small washing. I mean, Aaron Anger uh is with the local dealership here. he might be able to communicate that a little bit better.

Absolutely, Matt. Uh, hi board members.

Um, my name is Aaron Anger. I am the operating partner uh for the proposed dealership currently the operating partner at the current location in Forever. Uh, we're a small familyrun dealership group and I will be on site um pretty much all hours of operation for the for the dealership. I live locally. I'm an alumni of Bishop Stang High School. So very familiar with the area and just want to uh uh abide by the

rules of of the town and uh you know be an amicical partner to the town of Dartmouth and really looking forward to the move. Uh with that said um your your question in regards to car wash it's just going to be uh as Matt described very small hand washing uh and drying uh manually. No vacuums or uh drying systems will be utilized in the building. Um, and we'll just be doing

that for uh vehicle inventory uh vehicle delivery uh and in some cases uh to return a car uh after service uh to a client uh in a better condition than they brought it in uh with a nice uh service hand wash and uh and drying manually.

Okay. I was mainly asking just because you are abuing the uh the aquifer protection zone and I wanted to to understand what level of uh water utilization and runoff uh since you are adding impervious surface to uh to the the existing plot.

Okay.

Any other questions from any other board members as far as runoff of that water? uh that water is it's all inside. It's not going to be going to the outside and into the aquifer and it will go through a floor drain into an oil water separator and into the sewer system. It's just just wash water as far as that that's concerned. It's not going to it won't ever get it should never get to the

water aquafer protection area.

Great presentation.

Anyone else? I have a couple of questions or comments.

Um, I want to thank you for coming to Dartmouth and it was a good presentation.

Um, I do have a question about the trees along Route Six.

If you could bring that um section up, please. Sure.

Thank you. the trees on either side of the entrance and exit. I don't want them blocking the view of the customers coming in and out. Well, in won't be so bad, but coming out. My pet peeve in this town is we block the view of not only pedestrians, but we block the view of drivers trying to get off of a lot.

So, I want to make sure that those trees are far enough away to give enough um clearance for the cars to get out. They have enough view because you're dealing with people coming out of um Walmart and you have a light up there. So, I want to make sure there's enough view there.

That's that's one of my big pet peeves.

town planner will tell you that these you drive around town and you can't you come to an intersection and you you have to drive halfway out onto the road before you can see anything.

So that's I want to make sure that the clearance is good.

This is Dave from PAR. We we will certainly take a look at that. Um we we need to provide safe sight distance um at that at that egress in both directions so that drivers can safely exit the site. And um we do have a sizable breakdown lane. I don't have striping shown on the landscape plan here, but we do have a um a breakdown lane too. Um provide a little bit more

space to the left and right. Um but we'll be careful with the placement of the vegetation. Thank you.

Thank you. And my other pet peeve is with dealerships. Um and I expect Audi to set the standards for the rest of the dealerships in this town. The load off of your cars will be on site. Your cars will not be parked on any of the green spaces. They will be parked on your, you know, asphalt areas. Um, that is a pet peeve that we have with some of our other dealerships. They know they're not

supposed to do it, but they go ahead and do it anyway. And, um, I like Audi, and I expect Audi will set the standards for the rest of our dealerships to follow.

Um, and welcome to town. And I I'm impressed with the uh plan. I think you've done a good job. You um I like this. I like the style of the building.

You've broken it up. You have the white and then in between the glass. The signs on the on the building itself are very um very attractive.

And I think um once you get everything lined up with town planner and our other departments, I think you um we're going to be very happy with you here.

Great. This is Aaron. Uh, sorry, Matt. I will assure you that there will be no vehicles loaded or unloaded on Route 6.

I will make sure it doesn't happen.

Thank you.

Thank you.

And then I would like to add at least as far as the sign, I know that you just started talking about signage when we get to that point uh in our application, we'll certainly be coming back to the town. We're showing it a little bit diaphragmatically at this point uh with some of the standards and the prototypical designs from the manufacturers. Um, but we will certainly make sure that we come before whatever

board. If this board needs to meet with us, we'll absolutely sit down with you guys and go over any signage requirements with you at a later time.

Thank you very much.

Anyone else on the board? Dan, do you have any further questions or comments?

Madam Chair, Margaret, I just have one.

You have the floor.

One comment only. I think for this site, this is probably the most ideal use for this site because of the retail that it will bring into town. It's not anything like Walmart or anyone else and it uses this site and this is a beautiful building and I think it's it's really going to be really nice to have them in town.

Thank you, Margaret.

Dan, do you have any further comments?

Um, just to follow up. Um, so I had those comments, like I said, I spoke with, um, Mr. McVey today about about them. I can get those up to the portal.

Normally, I would say tomorrow, but tomorrow's town meeting, so it might carry into Wednesday. I know they just received comments from the DPW um, this morning, so they have those to go through. Um, and as I mentioned, the comments I had were minor in nature. I know they're also working with the conservation commission. Um, they are working on getting a consultant to review the drainage for that. Um, so

based on all that information, our next hearing is on June 22nd. So, I would just ask the applicant team based on the reviews from those departments and from the comments I addressed today that I will follow up um with a markup for tomorrow at the latest on Wednesday if they feel that they can get all that back to us for the 22nd to um to bring them before the board.

Yeah, I believe that feel I I think we we will um continue working with the conservation commission. As you mentioned, they're they're hiring a consultant um to review the stormwater management design. Um it's already been reviewed by the town, so we feel pretty good about where that stands. Um I think our aim would be to um to provide a revised set of drawings if if so needed um in response to the peer review and

then to your comments before the 22nd.

So, I think we'll have those drawings.

That's that's how we're proceeding here.

Um, so I I think that we would be amendable to meeting again on the 22nd.

Um, granted, we won't have, you know, our approval from conservation. We're meeting with them the night after.

Dan, do you want to have the comments on from conservation first or does it No, I think if hopefully they'll have their at least initial comments from the from the peer consultant by then. So I think they'll be able to incorporate it into the plans for us and for DPW. Um so the meeting would be Monday the 22nd as per our um standard. We like to have the revisions by the Wednesday at noon

before. Um so as long as they feel they can get that to us. Um you know obviously if there's a few teased across an ice we can deal with that. But if they feel like they can get us revised plans and get us a complete plan set um with that information by then I think it would be appropriate to um have them back on the 22nd.

Okay. said we need a motion to continue this to June 22nd, 2026.

Moved.

Second.

I have a motion from Kevin Estes and a second by Helio Rosa to continue this application to June 22nd, 2026.

Helio, yes.

Kevin, yes. Margaret, yes.

Lori Miller, yes.

Thank you very much.

Thank you, May.

Thank you. Have a good evening.

You too.

Same to you.

Thank you all.

Thank you.

Thank you.

Next on the list is an approval not required for zero Jason Drive, assessor's map 125, lot 19 and 19-1.

Dan, so um like you said, this is an ANR approval not required application um for Jason Drive known as assessors map 125 lot 19 and 125 lot 19-1 filed under the portal PNR 266.

Um these lots are located in the um single residence aid district. This is basically just an interior lot line reconfiguration um between lot as shown on the plan 1A and 2A. Frontage remains the same on Jason Drive. So this layout would satisfy 1.101.8A of the Diamond subdivision regulation that states every lot to be created as frontage of the distance required by the zoning bylaw on a public street or a

street the town clerk certified is maintained and used as a public street.

So it'll be right my recommendation that this plan is eligible for endorsement by the board.

Any questions? And this was for a plan revised uh May 19th, 2026.

Any questions?

Hearing none. I need a motion on the board to approve the ANR. So So moved, Madam Chair.

Second.

The motion was made by Margaret and seconded by Julio Rosa. Margaret, yes.

Helio, yes.

Kevin, yes.

And Laurian, yes. Motion carries, obviously.

And that madam chair, that um that plan is in the office, the myar. So when the board members are available, that is in the office to be signed.

Number four, chapter 91, waterways water department license, mass d26-w1-74-app, 600 ptoms road.

This is um a pretty standard um waterway license application. Um, usually it's just like basically a signature for notification from um the applicant for the planning director to sign previous practice. The planning board likes to um include with that a standard letter that was included in your package. Um just basically outlines that you know it's in compliance with the master plan um and

that the board is in favor of this. So, it would basically just be a motion for the board to authorize the plane director to issue the letter as included in the packet. Um, that's it.

Any questions?

Do I hear a motion to approve?

Moved.

I'll second that.

Motion's been made by Kevin Melo, seconded by Helio Rosa. Kevin Kevin Estes.

Kevin Estes.

Kevin Estes. I'm sorry, Kevin.

No worries.

One Kevin's as good as the next.

Um, yes.

Helio.

Yes.

Margaret.

Yes.

And I have to abstain.

So, it's three one three uh yeses or one abstension.

Site plan review 57 Connor Road unit 65 assesses map 183 lot 83.

Give me one second to reorganize for a second.

Yep. I'm trying to get reorganized and find mine. Okay, here we go.

This is proposal for the big wise store.

All right. So, um, like you said, this is an application for 57 FS conomal road, unit 65, also known as map 183, lot 183, filed on the portal under application PSPR26-2.

This is for a proposed 50,000t grocery store. The generally shown as the old location of the Christmas tree shop. It does incorporate a little bit more, but generally in that location, it's located in the general business district. Um, the entire lot also falls within the Fon Corner Road overlay district. There's a portion of the rear of this lot that's in the zone 3 aquifer, but that area is

not being developed and will remain in the current state. This property was graded granted a variance back in 1986 for the board of appeals to construct the buildings that that are there now.

Um there's some question about um how that impacts the layout of the building as proposed by the building commissioner. I believe the applicant will speak on that today. As with the previous application, we had um we mean the planning staff had reviewed the application. We had sent out a markup back on May 1st. We received um revised plans um the May May 27th. Um so I did get a chance to speak

with the applicant who I believe is on today um James Downing from Howard Stein Hudson just to go over some of um the outstanding questions that we had from our preliminary um assessment. Also we had a few comments that were on the portal. So I can read those into the record from the building commissioner.

As I had just previously mented mentioned, please provide documentation showing approval to build up to and over lot lines for review. You'll see that on the plan markups and what that's referencing. Um the board of health commented they inform the applicant of required applications for the board of health for the proposed use and inform them of the requirement for a dumpster pad that is fenced. The fire chief

asked, "Will there be existing businesses left to the north or is the entire plaza part of the renovations and under one ownership?" The questions for the revised plans received last week that the planning staff still had. Um they are showing outdoor merchandise area. So we would just like to see um some signage for that to where that display area is allowed. Um again a detail is needed for the fence of the

compactor area to ensure compliance. If chain link is being proposed then those slats will be needed for screening.

There is one area in the back which I spoke to with the applicant that I would like him to address for the board today.

Um there's existing parking back there.

I believe mostly used by the post office. um there could be some issues in with a new building going there about the cars um still meeting the requirements of article 24 to park there. So um that hopefully can be commented on today by the applicant. Um and there was just some minor differences in the existing and proposed parking space totals for the site in its entirety. Um so with that I believe the

applicant's representatives are here. So I feel it is appropriate to let them provide a presentation to give to the board.

Great. Uh thanks Dan. Um good evening everyone. Uh my name is James Downing from Howard Stein Hudson. Uh we are the civil engineers uh working on a project.

Uh we do have a quick uh presentation to uh go present to you tonight and to go through. Um after which we'll be happy to answer any questions uh you may have.

All right. Um, can you see my screen?

Okay.

Yes.

Yep. Great.

All right. Um, I'm also joined by um Chris Elliott uh from Big Y, who is the applicant. Uh, also joining us Stephing is Chris Srano, uh, Mike Ban and Chad Bernstein from Key Point Partners who represent uh, Sunwater Dartmouth uh, who are the underlying uh, mall owners. Um, so as as Dan mentioned, uh, project is located 57 Corner Mall Road. Um, it is in the general business district and also the

farmer's corner overlay district. Um, the entire parcel is kind of shown here is approximately 40 acres. Um it's um Big Y is seeking to uh move into the space that was currently occupied by the Christmas tree store um which is between the the Kohl's store uh to the north and the existing low store uh low store to the south.

Uh here's a closer uh view of um the building outline itself. Um the advocate is seeking to uh demolish approx approximately uh 2600 square ft of existing building as outlined here shown in red. Um they are seeking to add approximately 14,000 ft² um of new building um to the rear of the existing building. Um so the total building will be approximately 50,000 square foot foot um as shown in outline here in green. Um

there will be some um improvements um to uh curbside um which would include uh new um bike racks uh outdoor seating um and also the 26,000t of building that is being removed will be replaced with just uh will become a landscaped area. There will be some uh restriping with an existing parking lot um help for crosswalks and for um ADA parking spaces. Um the existing loading dock um

will remain the same as well as the uh compactor. Um Dan mentioned the um screening for the compactor. Um we did uh discuss um with the applicant today about what type of screening and they're okay with using the white vinyl uh fence. Um the existing um as Donald mentioned the existing building does uh cross over uh the property line here. Um it extends to this limit here shown in

red. um the property or the applicant is seeking to remove that section of building that crosses over property line and to keep the uh big Y store on uh on one parcel of land. Um as D mentioned the crossing over of that building was approved at a prior CBA hearing. Um this sheet does show some of the um utility improvements in the rear as well. We are seeking to install uh new transformer,

new electrical uh generator as well. Uh oil water um separator and uh crease traps. Uh new fire prevention lines and domestic water services will also be installed. Um Dan and I did speak uh this morning about some of the outline comments from the most recent middle um parking numbers that he he referenced.

Uh we did look at um all of the parking within the 40 acres um and based on the total square footage of the building there is sufficient parking uh that meets zoning. Um the total building uh in the proposed uh development would be uh 239,000 ft. Uh 250 foot per space for a total of 957 required. Uh there will be 1,3 spaces on the uh on the site. Um that's based on the plan that was

submitted last week. Um Dan and I did meet and talk about um the rear parking here. Uh there are an existing 18 parking spaces. Two row two rows of nine in this location. Uh we had identified losing six of one six spaces in this area. We're now probably going to lose uh more than likely lose nine spaces here. Um but again um even if we lose an additional three we're still within uh

the requirement uh for for zoning. So we would have 1 uh spaces. Requirement is uh 957.

Um as I mentioned too there was a merchandise area uh in the front of the store. Um we will be uh able to um place a sign on the building uh showing that.

Um we did confirm as well 88 parking spaces. There are a total of 33 ADA parking spaces um for for the parcel um and I have another slide to show for uh the rendering. So here's the architectural rendering for the for the big Y store. Uh this is the front front rendering and then we have two of the two of the side renderings here as well.

Um and w with that we're happy to answer any questions that the um buying board may have. Any

questions from board members?

Um I I just have one. Will there be an area where people can, you know, uh I don't know what you want to say, pre-order, like they call in and then they pick up their groceries. Is there going to be anything like that at the Big Y? Uh there's no proposed curbside uh pickup for the project.

Thank you.

Anyone else on the board?

Yeah, I have a comment. Um I noticed I noticed the area that um you're proposed to the section of the existing building that you're proposed to um demolish. Um can you tell us a little bit about how that space is intended to be left or used?

Sure. Um so the intent is to uh demolish that portion um of the building. Um let me pull up uh probably on this plan.

It's better shown here. Um so here's the extents of that building today. Um so the building continues here. So the goal is to demolish that section of building and to put um lman seed back there. um right next to this site right now currently it's all lmency between us and and the laws building um so the intent is just to add to that so that being the the case um given the

the height that I'm envisioning the both the existing Lowe's building and and the proposed um store is it realistic to expect anything to to grow in there. Um, and then also given I guess the narrowness, um, the the Lowe's building does have a that small little section in the front that kind of juts out a little bit. Um, uh, takes away about half the visual width of that of that proposed space.

So, you know, any concerns about how that space is ultimately accessed, used?

Is it is it going to be a one, is it anything really real realistically going to grow in there from a vegetation standpoint? And two, are we creating a space that, you know, is going to welcome unwanted um activities or, you know, even a trash collection area, right? Good question. Um so I think from a you know growth standpoint um if you can see my screen here. So this is that section of building uh that we're

looking to uh remove. Um it is on the south side of the building. Um so I think whatever we put back in there certainly will grow. Um you know casting shadow from the Lowe's building would impede that. Um again today it's currently chaining fenced um with um um I can actually even show you what it looks like.

So, here's that section of building.

The only thing I see on my screen, I don't know if it's just me, but I have um the plan that you have kind of outlined in yellow. You've walls in yellow.

Such

All right. Can you see uh street view Google Street View image? Okay.

Yep.

Um so this is this section of building right here that we're proposing to uh demolish. Um so basically would just be a continuation of that grass area through here.

Um yeah, it's sub facing so I think you know um getting exposure to light would would be okay. And it's Like I said, it's right between the two properties, so it's pretty highly visible. So, non non-issue. I I was envisioning that the Lowe's building was much closer given how the plan was um was drawn. I I'll retract my concern.

Sure.

Any other questions from board members?

Madam Chair, if I have Go ahead, Kevin, you have the floor.

Uh Mr. Mr. Downing, thank you for the presentation. And my my question is is not really it's a it's a question, not a concern. Um, given the experience and and the the popularity of of the the supermarket that's coming in, um, do they have any feeling for what kind of volume of parked cars they actually would experience on an average basis and perhaps maybe even a peak. Um, and this

has nothing to do with your application.

It's more for my information. So, um I I understand I'm asking for a little bit of leniency here.

Good question. Um so, you're totally correct. Going from the Christmas Street shop to a grocery store definitely has different peak flows with folks going there. Um there's actually going to be a reduction in the AM peaks uh versus a there will be an increase in the PM.

Again, most folks go to grocery store in the in the in the PM. Um we did submit uh a trip memo with the application um and within within which it does identify the the available parking spaces and how much we're providing. Um so there's sufficient parking uh on site to uh to meet those demands.

If you were building an from the ground up and there was no parking bylaw, how many parking spaces do you would would you be interested in building?

Uh good question. uh certainly uh differs from uh uh municipality. Um so I think um it's pretty common the 200 to 250 I think in um in a town of this size. Um gets a little more stringent I think once you get closer to larger um cities. Um I don't know uh I think Chris Elliott I know you're on the you're on the call. I don't know if you seen other variances with with some of

the other stores.

Yeah, good evening, Chris Elliott. Uh, Big White Foods. Uh, 250 is is usually the average of what we shoot for if if there wasn't a regulation that's adequate for uh serving our supermarkets.

I really appreciate your feedback, Chris, and and James. Thank you very much.

Great presentation.

Any other question from board members?

Okay, I have a question. Um, you're talking about doing a display area outside of the building.

that's in front of the building.

I would like to see signs put because managers change. I mean, you're not going to get a manager in there and they're going to stay forever.

Management does change.

So, we've had a problem with um display areas expanding where they're not approved. So, I would like to see signs on the wall saying display area. And I would like to have a the the most recent one I know of is painted red, a red area painted on this the concrete as to where that display area is going to be so that it will not be expanded upon and it will

be kept within that line if that is a possibility.

Yeah, Chris. Yeah. Okay.

Yeah, we can we can accommodate that. We can certainly put some signage on the wall um stating, you know, the merchandising space and then we can put a a line indicator um for that space um that that we'll have our operations team adhere to.

Thank you. Thank you very much. What are you going to be displaying just out of curiosity?

Uh the a lot of the um produce that doesn't need refrigeration will spill out uh through our what we call a farmers market door. So, it comes out a little bit from the front of the building. Um, you know, whether it's local corn or, you know, other other fall uh pumpkins, things like that. Um, it that's mostly what what goes out on the uh the sidewalk for for a display.

Thank you. Very interesting.

Yeah, you're welcome.

Anything else from any board members?

Dan, did you want to talk about that area in the back where they're they're going to lose all those spaces, but they didn't propose that on the paper that I have here?

Yes. Um, uh, Mr. Downing, can you just bring up that that one sheet that shows that if it makes it a little easier for the board to see what I'm talking about?

Yep. Can do. Just bear with me one minute.

So, right right where he has the arrow.

Um, zoomed out. If you can zoom back out a little a little bit more, I'm sure you notice. Yeah. So, you see the arrow that's pointed to six existing spark parking spaces to remove 35 spaces in one ADA. So, it's 18 spaces, nine and nine. So, he's showing those six coming out. Those other three that are in that same row, those are going to be hard to access because um you got to get around

where they're going to be loading and unloading the the groceries as they're coming in. Um and then as you get to that, if if they were if they were doing this and since this is a new section of building that those parking spaces would need to be 15 ft away from the building for safety and landscaping.

So, where they have enough parking on the property in its entirety, my concern was, do we need that section in its entirety for the 18 spaces, I think it would from a safety standpoint for, excuse me, employee parking. Um, I don't know if that's a necessity to keep those and may require some additional, like I said, landscaping and safety concerns.

Even the ones on that top row at nine, those ones on the end, like I said, you're going to have hard time getting access if those um I'm assuming those are that loading dock is set up for potentially having um two trucks at one time um doing offloading. So, just in general, I think that parking area is a is is tough to maintain. I know talking with Mr. Downing, there was some

concerns maybe with the property owner.

Um, I know you were looking to potentially speak with him on that regard. Um, I just think we need to see something in a little more detail if you're going to try to keep those. I don't know how your discussions if you had a chance to have a discussion with the property owner and how those discussions played out.

Yeah. So, from a parking standpoint, um, you know, ideally, you know, from an owner's perspective was basically trying to maintain as many as we could. Um even though we are you know overall providing sufficient parking that meets zoning. Um you know we I did mention those three coming out uh which you know um they were okay with um while trying to maintain those nine. Um I still think those other nine spaces are um

accessible even if we had tractor trailers uh up at the loading. Um you know if you needed some something graphical to to show that I could certainly provide that to you. Um, so yeah, so they're, you know, they're, like I said, the overall goal is to try and keep as many parking spaces as, uh, as possible, but, um, looks like we will lose those nine.

So, you're going to remove all the lower section and just keep the top section is what you're saying.

Exactly. Yep. So, we're basically going to lose Yep. lose these nine.

Okay.

Dan, how do you feel about that?

Like I said, I just think it's just a safety concern and where it's a new section of building, how that's going to integrate with um if like if that was a new building we were seeing come in, we would require 15 ft off of the building for those spaces would require a landscaping strip and some other features. So, I would say try to get a feel of how the board feels about that.

Well, how many feet are you actually off the building now, Dan? Um, when you uh take those nine out, um, there's no dimensions. If I had to guess, maybe around 10 at the most.

About Yeah, approximately 10 feet.

10 feet.

And normally, what do we have? 15 15 for this kind of parking facility.

Correct.

And just just access coming out. Like I said, even those ones on the end, it gets I just have concerns about safety back there and how that's laid out.

Yeah. I mean, we happy to provide a, you know, pavement marking plan for this area if you want properly laid out if that would ease everyone.

Well, if we removed all of those, that would be 18 parking spots, right, Dan?

If we if we remove the other nine, correct?

And how would that affect everything? I mean, if we took 18 out, what's that going to do with the overall parking?

I believe they had a surplus of approximately 48 plus 23 5171.

So 71 - 18 they would still they would still be over what the requirement is. Um right most of those parking spaces in the back I've driven back there a few times since the applications have come in. Granted, there's a few stores in there that are unoccupied.

Um, I don't know how many employees they're figuring will will be parking back there. Um, I believe the part that parking right now is used for the post office generally. Um, like I said, if if if the applicant's willing to try to give us a little more detail on that to provide the board with a little more um detail on how that could be laid out and provide for for pedestrian safety

getting around in that area, that might be helpful. But I think it's just something to be noted to be to be put under consideration for that area. Dan.

Um, so I'd like to throw something out there for consideration by everyone.

That area um it might be best served if we create some sort of concrete sidewalk. There is an there's um an exit. There's an exit um in that vicinity somewhere in the maybe the the the left the furthest left on that yellow line. There is an exit with a um looks like three or four risers. Um, given that it's an exit from a building, given the parking that is right up against it, it might serve

multiple solutions just to create some sort of concrete sidewalk. One that could provide a wheel stop for cars parking up against it so that it's not uh, you know, cars don't come in contact with the building. It gives a natural walkway for anybody that has to exit um, from that door and it creates a buffer of safety. Again, throwing that out there to the engineering team about whether you know that wouldn't make

sense.

Thank you, Hilly. I was going to suggest ballads or something to protect the building. Thank you. Sidewalk sounds good.

Um through you, Madam Chair. Also, um Mr. Downing is what's the access aisle between that row, that double row of parking, and then the next one um planned up. Yeah. Is is there adequate width in there for for access to get in there?

Uh yes, I believe there is. I don't have that dimension right now. Um but again, this is 26 feet right here for the loading dock. Um you know, this is you know, this could be anywhere from 22 to 26 ft just depending on the on the dimensions of these parking aisles which are 20 ft deep. Um but yeah, I can um you know, I think the sidewalk idea is a

good one. Um what I can do is uh you know, I can circle back with the ownership and the applicant. Um we could we can certainly add that to this plan and uh like I said we could dimension this for you too. Um so we could uh so it's clear that um how folks can enter and exit each space.

Yeah, that's that's that's really my only concern. The other things we had um I had spoke to Mr. Downing about the um the display area with signage as as Miss Miller mentioned that was in the in our comments we were discussing. Um there were a few other outstanding comments. I know DPW just um uploaded some comments early this morning that haven't been incorporated yet. So um if you want to

take a look at this, see what maybe can be done to improve flow in here, I think that would be um not necessarily opposed to having something back there, but just maybe something to provide a little more detail of how to make that work.

Yeah. Yeah. So the uh the comments we got from DPW were relatively minor nature looking for some grease trap um calculations um and also did a comment on one of the um uh details, one of the uh pre-cast structures. Um so we'll certainly get that updated.

Um and then we can uh take a look at uh this area here that we that we just talked about. Um yeah, and I can I can I can get you some markups based on our conversation today in the comments we had. um possibly tomorrow. It's our annual town meeting tomorrow, so it might be difficult for me to get get them to you tomorrow, but at worst case, I will have them for you

for Wednesday. Um so that gives you a couple weeks to get them back to us.

Does that work work for you in your timeline?

Um I mean, I'll probably just ask if we could condition the approval on that. Um if that's an option. Um but if we have to come back and and see everybody again, um that's what we'll do.

Yeah, if there are a few um it's obviously up to the board. There are a few other items that I'd like to just address. Like I said, we just received these um last week, so they haven't had a chance to get the markup other than just conversation we had this morning.

So, it's up to the board. Um if you want, I could go through the comments on it, but um we're only talking a few weeks. It's up to the board, but I would like to see at least these things incorporated into the plan.

Go ahead.

I think June 22nd isn't so long to wait.

Margaret, did you want to hear the comments tonight or I'd like to continue it till uh the 22nd. So the Dan looked him all over and Okay, Kevin, what do you think?

Yeah.

Yeah, I think Yeah, I agree with with Margaret for consistency sake. I think there's enough um comments that I'd be less comfortable with administrative approval.

Can the applicant be ready to come back on June 22nd, 2026?

Uh, yes, absolutely.

Okay.

Do we need anything else this evening from the applicant or board members or Dan here? I'm good. I I think it's Yeah, I think it's something we can easily work out by that time. Like I said, I can communicate with Mr. Downing to hopefully address these and then the board will have a chance to to verify these things prior to final approval.

Yeah. And I'll I'll I'll also just say this is this is a really great project for for for Darth and um I'll look forward to the 22nd.

Yeah. Yeah. For a lot of different reasons. It's a very good project. I agree with you, Helio.

It is. It is a good project. We're very happy to have the big Y in Dartmouth.

Good to hear. I agree.

So I need a motion to continue this to June 22nd, 2026.

So moved.

Go ahead. Second.

Motion was made by Margaret and seconded by Kevin. Margaret.

Yes.

Kevin, yes.

Helio, yes.

Laurianne, yes.

So, we will see you back on the 22nd of June.

We'll see you then. Thank you for your time tonight.

Thank you. Thank you.

Okay, we're late this evening.

Um, ongoing discussion. Damoth future zoning Dan. Um for this, Madam Chair, um we had talked last meeting about looking at some potential dates to hold uh kind of workshop with some stakeholders in town about um potential overlays, high density, all the things we've been talking about for the past year or so.

Um the board was going to look at calendars and see what dates might be available in the coming months. Um so that's what I have for keeping this on the agenda for now. just looking at dates to hold. Um, we talked about doing an in-person meeting. Um, I'd like to see a couple of dates so I can get back to a few of the stakeholders. Some will be coming from well out of town to give

them a few options. Um, so with that, I'll leave it up to comments from the board.

Comments from the board members.

If I remember correctly, we didn't want to have it on a a regular planning board. We wanted a separate uh meeting.

Correct.

Yes. Correct.

Dan, any idea how much lead time you would expect to to um give these folks before we can schedule? Is you know, three, four weeks might be too soon. Is it is it two months?

I would try to say at least four weeks, but yeah, July sometime.

Yeah, probably. I would say that's probably at the earliest. Yes.

Okay, let's see what we got. We have a July 6th and a July 20th.

So, maybe we could do the 27th of July.

Does that give you enough time to get some get some people down here?

Hold on. I got the wrong one.

Am I right?

We have a meeting.

Yep. We have July 13th and July 27th.

July 13th and July 27th, right? So, I'm thinking the 27th. The 27th.

Well, we have to do it on a not on a meeting. Correct.

Well, 20th.

I have a wrong Okay. Yep. You're right.

You want to do it on See, we have Well, all right. How about uh how about the day the day after just like if somebody's on vacation then you're either all in or you're all out.

Uh I can't Tuesdays are tough sometimes because I have a different board that I'm on on Tuesdays.

Um okay, let's see. Planning board calendar.

So, do we want to keep it on a Monday or did you No, no, we don't have to.

How does the rest of the board feel about a different night?

If it's not on a Monday, I just have to confirm a room's available. So, just need might need a little more time just to make sure there's no other boards or committees that would be using our room for that day.

Okay.

So, is July 20 too early?

Yeah, we we don't have a meeting on July 20th. So, what about the 20th and then what about August 10th?

We have a meeting August 10th. We have a meeting on August 10th.

I would like to How about August 3rd?

Third is all right.

What?

The third is fine with me.

Me, too.

Yeah. A What do we say? The July 20th or August 3rd?

Yeah, I'm fine with August 3rd. I'm fine with either one, Madam Chair.

Me, too.

and we're running into vacation time, so we may not be able to get them until September.

I I can put those I can put those ideas out there and see what I get for a response and I can report back to the board um at our next meeting. But we can start with those two dates, 7 o'clock normal time.

Yes.

Okay.

minutes of April 6th.

Any questions or comments?

If not, I need a motion to approve.

Motion to approve.

Second.

Do I have it? Okay. Um, the motion was made to approve the minutes of April 6 by Kevin and seconded by Margaret.

Kevin, yes.

Margaret, yes.

Julio, uh, I was not present, so I will abstain.

And Lori and Okay, so that takes care of the minutes of April 6. our respondents. I need a motion to acknowledge and file unless we have any questions or comments.

So moved.

Second.

Motion was made by Helio and seconded by Kevin Helio.

Yes.

Kevin, yes.

Laurianne, yes. Oh, Margaret. Yes, Lorian. Yes, it's getting late. Li, it's getting late. You know, my first meeting and we have to go this late, guys.

What's going on here?

I know you're taking us back old school, Lori.

I know. Tell me about it. Sheesh. Um, for your information, old business, new business, incoming zoning board of applications.

So, we've had two um applications to review. The first one being ZAV um 26-1. This is on 26 West Bliss Street. This is um they're looking for relief to allow to um do condo of property. Um there's an existing house and then a um a dwelling in the back. So they are looking for relief to to be able to do condos out of the two properties. So um not anything really in

our purview. Um the zoning enforcement officer issued a denial letter saying that condos aren't allowed in this zoning district. So that's what they're looking for relief from.

Is the building in the back small enough to make it an AUD ADU?

Uh well it's from what I understand it's different. So trying to transfer land and they can't transfer land. So that's why that's why that's why they're trying to to go this route.

Two different They want two different owners.

Yep.

Okay. Um any questions on the zoning board of appeals decisions?

Uh wait, I got one more um application too. I have ZAV 26-4 which is 133 Alpha Street. This is for a um lock coverage.

It's not aquafer lock coverage. Just general um 50% lock coverage. They're currently at 52%. They're trying to get to 56.8. So they're looking for relief on lock coverage. Any board members have any comment on that.

What are they doing? Uh Dan, are they adding on to a house? What are they doing?

They are adding a garage and a little proposed addition in the back. Um that's I don't know how big it is. It's it's going up 4%. So, it's not um substantial footprint. The garage is 12x 23 and the addition, it's kind of hard to relate, but it looks like 8 by 9 and a half. So, it's it's small in size, but it gets you over the 50% allowed by by zoning.

But I don't think it's that bad.

Yeah. Nothing that I saw that was overly critical with anything of planning concerns, but open to any comments if the board has that they would like me to address.

Hearing none, subcommittee reports.

And hearing none, planners report.

Um the only thing I had for this was I just updated the priority list from the last discussion. Um we had the planning board priority list and then we added that little section for playing department priority list. Um we had our first meeting there on battery battery energy storage bylaw. Are we looking to do something else later this summer? um ongoing. We've been trying to revise and

update the use tables as discussed and um in our spare time also looking to update our subdivision rules and regulations which also need um a little bit of a little bit of cleaning up as well.

Or we could just wait for the state to do it.

Very very true.

That's true too.

They kind of kind of when we had town council attorney Cruz, he he he mentioned he had sympathy for us because unfortunately it's a moving target with the state. But we'll do the best we can and do what we feel is best for the benefit of the town.

Yeah, it's all we can do.

Uh master plan implementation report.

There's nothing really there. We're working on various items that do fall within the master plan.

Yep.

Planning department planning department updates.

Nothing new for that.

And I don't have any chairman's report other than thank you for putting it up with me this evening. I'm having a hard time seeing obviously. So, thank you very much. I'm I apologize for the long meeting, but we had a lot on our agenda this evening. Actually got a lot done.

Um, anything else coming from any board members?

Yeah, and like I said, the two things for both the the site plan reviews. It just we had very limited time to get comment back on those and I'd like the board to see some of those revisions if it was just minor stuff and just, you know, okaying a comment here or there.

I'd be more comfortable with with doing an administrative approval on that. But um just with the limited time and being able to work with with the applicant and other departments um I feel in those conditions it'd be better um to get a few more weeks and get a clean product to to approve.

I completely agree with you Dan. That's why you have a board. Okay.

Otherwise you wouldn't need a board, right? So, you know, I absolutely agree with you and I like, you know, if it's minor thing, fine. But other than that, the board should have the responsibility uh on some bigger projects and I mean, we're working hard to try, you know, our goal is to try to get them in two meetings. So, this was the first meeting for both. So, I feel we're on

pace to to get a nice clean product approval for the second meeting.

You can't blame a blame the guy for asking.

No, absolutely not.

If you don't ask, you don't get.

You don't get.

Exactly. You don't get you don't ask.

Well, anything else to come before this board this evening?

Just to know. Well, Lori, we hope that you feel better.

Yeah.

Okay. Really do.

It's I feel good. You should get dizzy, you know.

Well, I know, but I feel bad tonight because it must have been hard for you to do this. So, I appreciate you doing that tonight. You could have stayed.

Thank you very much.

Yeah. Well, I'm making I need a motion to adjurnn.

So moved.

Second.

I have a motion on the floor to adjourn the meeting. Margaret, yes.

Kevin, yes.

Helio, yes.

And Laurianne, yes. Good evening. We will next meeting June 22nd.

Thank you. Good night.

Good night.

Good night, everyone.