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Home My WebLink About20190130 Falvey Mixed Use Presentation Notes Falvey Mixed Use Building—65 Beekman Street 04/18/2019 1 • MJB representing the applicant Matt Falvey for approval of a new 2-story mixed use building at 65 Beekman Street. Project Architect Susan Davis. • The approvals required for the project include area variances (ZBA), special use permit and site plan waiver or approval from the PB and Architectural approval from the DRC. 2 • Update on project - ZBA PH was opened Feb. 25th and reconvened on March 18th after the Planning Board's Negative Declaration; and again on April 8th after PB issued a favorable advisory opinion for a parking waiver from 9 to 4. • ZBA granted all required Area Variances on April 8th. • DRC meeting last night; very positive reaction from DRC and expect approval at their next meeting • We are here tonight to review the project and request the Planning Board consider approval of a SUP and a waiver of site plan. 3 4 • 65 Beekman is a single 0.12 acre (5,328 sf) parcel; TM 165.66-3-20; located on southwest corner of Beekman and Oak Streets and contains only a two-car garage and driveway. • The area contains a mixture of residential and commercial properties. 5 • Site is in a Neighborhood Complimentary Use-1 District—allowed with SUP and Site Plan. • As noted in Comp. Plan/Zoning—Zone established to accommodate primarily single family and two family residential uses with some select and limited non-residential uses where appropriate. Allowed non- residential uses are intended to provide sales and services within walking distance of surrounding residential areas. 6 • By proposing residential uses and only those non-residential uses allowed, our mixed use property is consistent with the provision of Zoning Ord./Comp Plan as proposed. • Based on that we would expect and our traffic/parking study by VHB illustrated that our project would result in very low volume of traffic generated and very low parking demand. • As such would be in harmony with other uses in the neighborhood. 7 • We are proposing a 2-story mixed use building, 2400 sf footprint with: o 1st Floor — 1200 sf commercial/retail/service use—consistent with code - 958 sf Studio Apartment o 2nd Floor - 2310 sf 2-bedroom Apartment proposed to be owner occupied o Parking required per code —9 spaces max per most intensive use o Parking proposed -4 spaces— 2 in garage and 2 in driveway for residential units o Loading— Limited to comply with on-street parking restrictions o Water connection to existing 12" main in Beekman and sewer connections to existing sewer in Oak Street; as directed by City DPW; Final DPW review. o Proposed low intensity uses will have small demand on infrastructure, public facilities and services o Remove and replace existing old sidewalk on Oak St. with new sidewalk o Reconstruct driveway apron and sidewalk extension per city standards o Site disturbance will be less than 0.1 acres o Proposed lot coverage of 44% is consistent with adjacent properties 8 • Density and Lot coverage are compatible with the neighborhood • Site Plan and use are consistent with community character • Site development will not have a significant impact on the environment. • With regard to Parking—we had an analysis completed by Wendy Holsberger at VHB Engineers; submitted to city and concluded: o Project will result in very low volume of traffic generated o Parking for residential units will be accommodated on site with two garage and two driveway spaces o Parking demand for the commercial/service space will be low; anticipated to be walk-by from patrons already in the neighborhood o Destination travel to site will result in small parking demand which can be accommodated with on- street parking in neighborhood • Site plan and low intensity uses proposed will provide safe and efficient pedestrian and vehicular access with limited impact to circulation and parking in community Workshop Meeting Comments • Proposed Non-Residential Uses to be specified in the SUP at max 1,200 sf: 9 o Art Gallery, Artist Studios, Retail, Service Establishments, Office as defined Code • Parking Waiver and ZBA recommendation for consideration of permeable parking area 10 o Planning Board issued a favorable advisory opinion for a parking waiver from 9 to 4. o We investigated area identified by the ZBA; considerations: ■ Area from drive to edge building is less than 17' wide; small for parking space ■ Difficult movements as noted ■ One exterior door proposed along rear of building; and large window Studio Apt. ■ Parking could impact door and window; would have to be set back for safety-even smaller ■ Owner occupied building; can dictate parking in lease and manage use ■ Even with permeable pavement, increasing impervious area o Comfortable with site plan as proposed; request PB allow area to remain as proposed • Remove and replace existing old sidewalk on Oak St. with new sidewalk. Consider replacing with brick sidewalk. 11 o Existing sidewalk condition poor; few bricks remaining. Note tree roots o Sidewalk in the block is all concrete 12 o Recent City replacements have been concrete—even where adjoins existing brick 13 o Concrete will be a much more durable product considering the tree roots o Will provide a more consistent appearance considering surroundings o City standard with respect to driveway apron will be concrete. 14 o Request the Board consider allowing replacement with concrete. • In summary, we feel that the project will enhance long-term economic viability of the site and the neighboring properties in the area; is consistent with the general intent of the Comp Plan and is in harmony with the community. 15 • We are here to answer any questions and obtain PB feedback on the SUP/Waiver; and • Request PB Approval of SUP and Waiver of Site Plan (or Approval if Required)