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City of New Bedford

Department of City Planning

133 William Street Room 303 New Bedford, Massachusetts 02740

Telephone: (508) 979.1488 Facsimile: (508) 979.1576

PLANNING BOARD

STAFF REPORT

REPORT DATE PLANNING BOARD MEETING June 1, 2020 June 10, 2020

Case #20-21: SITE PLAN REVIEW 429 Church Street Map: 114 Lot: 3

Applicant: AMERCO Real Estate Company 2727 North Central Avenue

Phoenix, AZ 85004 Owners: J. Thomas Jones & Kevin J. Jones Trustees of the CC & C of

New Bedford Nominee Trust 555 Rodman Street Fall River, MA 02721 Overview Request by applicant for Site Plan review for the adaptive reuse of an existing 84,785 SF building into a U-Haul Moving and Storage Store, consisting of self-storage, U-Haul truck and trailer sharing, and related retail sales; located at 429 Church Street (Map: 114 Lot: 3) on a 6.83 acre site in an Industrial B (IB) zoned district. Note: The applicant is also requesting a Special Permit from the City Council for a motor vehicle sales and rental license. (U-Haul truck rentals). Existing Conditions The project site is approximately 6.83 acres, with 690 ft of frontage on Church Street, and consisting of an 84,785 SF industrial building, once home to Plumber’s Supply Company. Built in 1971, the exterior of the warehouse and surrounding lawns are very well maintained and in very good condition. An addition was built in 1978-1979 off the southern side, the building is primarily rectangular shaped. A main entrance area projects outward from the main building, also a rectangular shape at 100’ x 60’. South of the main entrance is a recreational area with an 88’ wide and 10’ deep

PLANNING DIRECTOR

TABITHA HARKIN

MAYOR JON MITCHELL

429 Church Street Plumber’s Supply Company

Front lawn along Church Street frontage

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canopy and a fenced-in basketball court. There is a concrete pad situated just east of the canopy and north of the basketball court with a couple of picnic tables. The addition has several loading docks for trucks to unload supplies on its southern elevation. There is 1 larger dock at grade level and 7 smaller docks accessed by a concrete ramp. To the west of these 7 there is a staircase leading up to a rear entrance. This area of lower elevation is sectioned off on the west by the chain link fence and to the east by a concrete retaining wall with railing separating it from the larger dock area. A chain link fence wraps around the rear portion of the lot separating it from the railroad tracks behind the building. Additionally, 2 loading docks also accessed by a concrete ramp and sectioned off with concrete retaining walls with railings exists at the northeast corner of the building on the east elevation. Adjacent to these docks is an additional concrete pad and an entrance. Further south down the east elevation is the main entrance. An additional loading dock located on the north elevation is currently inaccessible behind the perimeter chain link fence. The west side of Church Street consists of several large Industrial B zoned parcels. To the west are railroad tracks that run North to South. On the other side of the tracks, directly behind the subject site, is the Fieldstone Marketplace plaza. Immediately to the south is the Julius Koch building that is the planned future site of the “Church Street” South Coast Rail train station platform. To the north is a Complete Care Muffler & Brake Mechanic. To the east is a large single-family residential neighborhood. Proposed Conditions The applicant is seeking an adaptive reuse of the existing 84,785 SF building by converting into a U-Haul Moving and Storage store. The interior of the building will be retrofitted to house 576 climate controlled self-storage units ranging in size from 5’ x 5’ to 10’ x 15’. The self-storage area has a total square footage of 82,019. The building will also have a 2,871 SF retail showroom for the sale of moving supplies and U-Haul equipment rentals, located at the main building entrance. Applicant states that, “this infill development will allow U-Haul to better serve the storage needs of the community and activate a property that is currently vacant” and that “custom site design for every U-Haul store assures that the facility complements the community it serves.” U-Haul stores usually serve the do-it-yourself household customer. Customers will typically arrive in their automobiles, enter the showroom and choose from a variety of products and services offered. Applicant indicates that when situated near public transit, approximately 50% of customers utilize alternative transportation to access U-Haul equipment and services. The self-storage units are used primarily to store furniture, household goods, sporting equipment, or holiday decorations during transition periods between moves. Rooms are typically rented for a period of two months to one year. U-Haul also provides truck and trailer sharing for household moving, as well as the needed packing supplies. Customers who tow U-Haul trailers, boats, or recreational trailers can select and have installed the necessary hitch and tow packages. Moving and storage are complementary businesses. The applicant indicates that over half U-Haul storage customers use the storage rooms because of a household move. Customers will usually approach the loading docks with the U-Haul equipment or their personal vehicle but will enter the building through a customer only access at the main entrance. U-Haul stores are designed with interior storage room access, to provide enhanced security and offer the community the

Rear loading docks

Loading docks – east elevation

Loading docks – south elevation

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benefit of a more aesthetically pleasing exterior. Dumpsters on site may be accessed by customers with permission and for an additional fee. Disabled customers will be provided added services and assistance. Operation. The U-Haul store will be staffed with 5-9 employees, both full-time and part-time. Hours of operation are:

• Monday thru Thursday 7:00 am to 7:00 pm

• Friday 7:00 am to 8:00 pm

• Saturday 7:00 am to 7:00 pm

• Sunday 9:00 am to 5:00 pm Parking & Loading. The applicant will primarily be utilizing the existing large parking lot while adding additional parking and loading spaces near the main entrance of the building. This change will require the removal of a portion of the landscaping around the main entrance. The proposal exceeds the required parking and loading spaces. Under city ordinance the project is required to have 24 total parking spaces and 5 loading spaces. The proposal has 78 parking spaces and 15 loading spaces.

USE PARKING REQUIREMENTS LOADING REQUIREMENTS

Businesses engaged in the warehousing and distribution of

goods & materials including building & construction contractors,

equipment & supplies on premises, motor freight terminal, facilities for storing & servicing of motor vehicles

used in conducting a business or public transportation, industrial machinery & equipment, grain,

petroleum products & junkyards

One (1) space per 1500 sq. ft. of gross floor area up to 15,000 sq. ft.

Thereafter, one (1) additional space for each 5,000 sq. ft. or portion

thereof in excess of 15,000 sq. ft., plus one (1) space for each vehicle

utilized in the business

Two (2) loading spaces for each building containing 10,000 sq. ft. of gross floor area. Thereafter, one (1)

additional loading space shall be required for each additional 25,000 sq. ft. of gross floor area or for each fifteen (15) feet of dock, platform or

opening in the building where the loading or unloading of commodities is intended to occur, whichever is the

greatest

Parking Calculations 24 parking spaces (10 + 1 per 5,000 GFA: 69,785/5,000) 5 Loading spaces _______________________________________________________________________________________________________________ _______________________________________________

24 Total parking spaces required 5 Loading space required

Proposed Parking 78 Total parking spaces proposed 15 Loading space proposed

Alterations to existing landscaping around main entrance to expand parking

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As previously noted, the site plan proposal utilizes the existing parking lot layout with an additional parking area proposed abutting the main entrance. The landscaped lawn area abutting the main entrance will be removed in order to provide seven new parking spaces: 1 handicapped accessible space, 3 vehicle spaces (10’x20’), and 3 larger trailer spaces (12’x35’). Staff note the handicapped access aisle is shown overlaid onto the curbed concrete walkway. The board may wish to see this aisle relocated to the pavement area and confirm a handicapped accessible ramp is available to access the walkway. Staff note the parking spaces along the site frontage indicate each space dimensions are 10’ x 18’-2”; which is less than the 9’x20’ required under code. The board may wish to condition any approval that the parking stalls be lengthened to match the 20’ required. Further, staff note an additional 11 places east of lawn area near the southeast corner of the building near the loading docks are missing dimensions. The applicant should clarify the parking stall dimensions for these spaces and revise the plans accordingly before final sign offs. The proposal also increases the total overhead loading doors on the site. In total the site will have 15 overhead access doors/bays: six (6) on the east elevation, one (1) on the north elevation, and eight (8) on the south elevation. Traffic Impact & Access Study. Applicant has provided a traffic impact statement. The statement explains that there are two existing driveways that allow full movement onto Church Street. Church Street is an asphalt paved single lane road in both directions with a posted speed of 35 mph. The nearest main intersections are Kings Highway to the north that sits approximately 1,389.21 feet from the proposed site and Nash Road to the south that sits 3,804.75 feet from the proposed site. Utilizing the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, the applicant has applied the “Building Material Store” (ITE Code 812) for the Retail Use and “Mini Warehouse” (ITE Code 151) for Self-Storage use. The Self-storage analysis was performed by Use Type square foot area along with Quantity of Units. Total trips generated using ITE methods is 176 vehicles per day, 124 from Occupied Storage Units and 52 from Retail Uses. However, the applicant believes the “Mini Warehouse” estimates are inaccurate, and that U-Haul’s own traffic data and access control/daily transactions data suggest a lower average trip generation rate of .146 trips per thousand square feet resulting in an average of 59 vehicles per day. The study notes this is far fewer trips than the previous use as Plumber’s Supply Company and will have minimal impact on city roads. Circulation. No changes to circulation are proposed. Pedestrians may access the site from the existing sidewalk on Church Street and walk across the parking lot to the walkway around the south and east sides of the main entrance area. However, there are no marked crossways across the parking lot, Board may choose to inquire further. The walkway abutting the building will extend south underneath the canopy to the basketball court and north to the 2 loading docks at the north end of the building. Motorists can access the site via either driveway at the north and south ends of the Church Street frontage. The southern and larger of the two curb cuts has a security gate with a bar on each side that prohibits entering and exiting if needed. Motorists can continue traveling west from this curb cut to access the loading docks in the rear or bear right to access the large parking lot, main entrance, or loading docks north of the main entrance.

Location of proposed 3 new overhead doors (east elevation)

Recreational lawn to be replaced by parking

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Landscaping. Some landscaped areas along the front of the building will be removed to create additional parking spaces, as previously noted. The remainder of the landscaping will remain “as is”. Therefore, the applicant has requested a waiver for a landscape plan. Project site features large expanses of well-maintained lawns and plantings.

• Front lawn – The largest section of lawn is about 590’ long and 50’ deep along the frontage. It features a 100’ wide oval landscaped area in the center with 6 large spruce trees and other various plantings in a bed of mulch, with a flagpole and the Plumber’s Supply Company ground sign.

• Rear lawn – On the side other of the parking lot adjacent to the building is a smaller lawn east of the loading docks on the south side of the building. This 190’ x 65’ lawn extends the length of the loading dock area. Neatly trimmed arborvitaes, a very tall spruce tree, various bushes, and a rock in a bed of mulch provide a visual landscaping screen of the loading dock area.

• Recreational area – Adjacent to the north side of the basketball court immediately east of the canopy is an 80’ x 45’ rectangular area. The southwest corner of this area consists of a 35’ x 30’ concrete pad with a picnic table, the rest of the area is grass. This lawn will be removed, and the concrete pad will be utilized to create more vehicle and trailer parking spaces.

• Main entrance – At the north, south and east elevations of the main entrance area of the main building are landscaped areas along the walkways. Landscaping on the north elevation will be removed to provide customer access to 3 additional loading docks proposed by the applicant.

Demolition & Site Preparation. Work will be limited to the removal of landscapes areas around the main entrance and exterior alterations such as the addition of loading docks and replacement of doors. Snow Storage & Waste Receptacles. Although one blue waste disposal dumpster was pictured by staff and there appears to be ample room for snow storage on site, waste receptacles and snow storage are not indicated on plans submitted. The board may wish to have the applicant clarify waste and snow storage areas and have these areas identified on plans. Stormwater. The project will utilize the building and parking lot as is. No changes to stormwater management are proposed. Applicant has requested a waiver for the grading & drainage plan and the erosion control plan. Drainage conduits are indicated in the land survey and site plan provided with the application. Utilities. Although applicant has requested a waiver for a utility plan, electric conduits are indicated in both the land survey and site plan provided with the application. They indicate an electric easement for installation and maintenance, reference to the deed is provided. Lighting. A lighting plan has been submitted with the application. Applicant proposes the continued use of existing lighting.

• 5 fixtures along the back edge of the front lawn will illuminate the 54 parking spaces and the front half of the parking lot.

• 2 fixtures along the front edge of the back lawn will illuminate the 11 proposed parking spaces and the remaining half of the parking lot.

• 2 fixtures will illuminate the fenced in basketball court.

• 2 fixtures will illuminate the rear loading docks at the southern end of the building. Signage. Applicant proposes the refacing of the existing Plumber’s Supply sign with the sign pictured below. Existing support will be utilized. Sign details are provided in the sign plan submission and sheet SV-2.

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• Cabinet Height 49.25”

• Cabinet Width 120.25”

• Cabinet Depth 13”

• Visible Opening Height 46.25”

• Visible Opening Width 117.25”

• Retainer Width 1.50”

• Overall Actual Sign Face Dim. 49.25” x 120.25” x 13”

• Top of sign to ground 92” Retainer Dimensions:

• 119.75” x 48 5/8” Retainer 3/8

• 48.75” x 120” Current Sign Thickness 3/16

Architectural Elevations. Applicant proposes changes only to the east elevation of the building, (mislabeled as the north elevation). The door at the main entrance will be replaced with two automatic sliding doors as well as a 12’ x 10’-3” sectional overhead garage door. The east elevation of the building just north of the main entrance area will have two 11’ x 10’-6” and one 12’ x 12’ sectional overhang doors installed. Review Comments As required under city ordinance, the case submittal documents were distributed to City Clerk, City Solicitor, Health Department, Inspectional Services, Engineering, Public Infrastructure, Conservation Commission, Fire Department and School Department. No comments were received as of the publication of this report; any comments received will be made available at the public meeting. Master Plan Goal The proposal is consistent with the master plan’s goal to expand workforce opportunities and communicates a positive message for business development. Materials for Consideration The engineered plan submission is not titled but lists a site address as “North New Bedford 429 Church St. New Bedford, MA 02745” dated April 10, 2020 and date stamped received by the City Clerk’s Office June 3, 2020. Plans were prepared by AMERCO Real Estate Company in Phoenix, AZ and not stamped. The plan set consists of the following sheets:

▪ SP-1 Site Plan ▪ Sheet A-1 Proposed Floor Plan ▪ Sheet A-2 Proposed Elevations

The land survey is shown as “ALTA/NSPS Land Title Survey” dated February 19, 2020 and date stamped received by the City Clerk’s Office June 3, 2020. Plans were prepared by RJ O’Connell & Associates, Inc. in Stoneham, MA and not stamped. The plan set consists of the following sheets:

▪ Sheet 1 of 2 SV-1 ▪ Sheet 2 of 2 SV-2

The sign plan submission is shown as “Artwork for Refaces or Banner Bags” dated February 7, 2020 and date stamped received by the City Clerk’s Office June 3, 2020. Plans were prepared by AMERCO Real Estate Company, Inc. in Phoenix, AZ and not stamped. The plan set consists of 1 sheet labeled #872072.

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Other materials include:

▪ Lighting plan dated May 14, 2020. ▪ Traffic Impact Statement dated March 25, 2020 from AMERCO Real Estate Company in Phoenix, AZ.

In addition to the foregoing submitted materials, the Planning Board may also wish to consider:

▪ Waivers

Demolition Plan; Grading & Drainage Plan; Utility and Grading Plan; Erosion Control Plan.

The applicant has requested a waiver for these required plans. Applicant writes, “the project will utilize the existing building and no demolitions are proposed, in the process of the development. The existing conditions on the location, are not altered and no negative impacts are created on the location and to its surroundings. Landscape Plan The applicant has requested a waiver for a landscape plan. Applicant writes, “the project utilizes the existing landscaping and no alteration are made to it.” Staff notes the waiver requests are reasonable given the project is primarily limited to an internal renovation with limited site alterations.

Staff Recommendations Site Plan Approval. Having reviewed the submitted materials, planning staff offers the following recommendations for conditions to the Planning Board should it act favorably on the requested site plan approval for the project:

Site Plan Criteria In considering Site Plan Approval for the proposed project, the Board must find that the plan meets a number of objectives identified in Section 5470 of the City’s (c.9) Zoning Ordinance including: ▪ Adequate access to each structure for fire and service equipment; ▪ Adequate provision for utilities and stormwater drainage; ▪ Site alteration shall be designed after considering the qualities of the specific location, proposed land use, the

design of building form, grading, egress points and other aspects of the development so as to: o Minimize cut/fill volumes, removal of 6” caliper trees and larger, removal of stone walls, displacement of

wetland vegetation, extent of stormwater flow increase from the site, soil erosion and the threat of air/water pollution;

o Maximize pedestrian/vehicular safety to/from the site; o Minimize the obstruction of scenic views from publicly accessible locations; o Minimize visual intrusion by controlling layout/visibility of parking, storage and outdoor service areas viewed

from public ways and residential areas; o Minimize glare from vehicle headlights and lighting fixtures; o Minimize unreasonable departure from the character, materials and scale of buildings in the vicinity; o Minimize contamination of groundwater from on-site wastewater disposal systems or operations on the

premises involving the use, storage, handling or containment of solid/liquid wastes and hazardous substances; o Ensure compliance with the Zoning Ordinance; o Minimize damage to existing adjacent public ways; o Promote orderly and reasonable internal circulation within the site so as to protect public safety.

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That the following specific conditions be applied to this decision: 1. Parking space dimensions must be clearly labeled and provided on the plans. All parking spaces are a

minimum of 9’x20’ as required under ordinance. A revised engineered plan will be required prior to final occupancy.

2. The handicapped parking space adjacent to the front entrance has the access aisle revised to be provided on the pavement and a handicapped access ramp is provided for the walkway.

3. Waste and snow storage areas shall be identified on the plans. 4. The elevation plans directional labels are corrected. 5. A crosswalk/walkway is provided through the site providing access from the frontage to the main entrance

door.

That the following general conditions also be applied to this decision: 1. The project shall be completed according to the plans, notes, reports, and specifications submitted for

consideration and final approval by the Planning Board. 2. The project shall be undertaken in a manner consistent with the Memorandum from the Department of

Public Infrastructure received and placed on file and the Planning Board incorporates the DPI memo as part of these conditions.

3. The applicant shall submit final plan revisions to the Department of City Planning in the following formats: one (1) -11” x 17” Plan Set and one (1) CD or USB with Plan Set in PDF format and shall ensure that these same plans are properly submitted to the Department of Inspectional Services.

4. The applicant shall ensure that a copy of the Notice of Decision, bearing the certification of the New Bedford City Clerk signifying no appeal has been made against the project’s approval, be provided for the Department of City Planning Case file folder.

5. That the applicant shall ensure a copy of the Notice of Decision bearing the certification of the city of New Bedford City Clerk, signifying no appeal has been made against the project’s approval, be recorded at the Registry of Deeds.

6. The applicant shall ensure that a copy recorded decision be provided for the Department of City Planning Case file folder.

7. The applicant shall present any proposed modification from the approved plans for consideration to the Director of City Planning for determination as to whether the modified plan must return before this Board for further review.

8. The rights authorized by the granted approval must be exercised by issuance of a Building Permit by the Department of Inspectional Services and acted upon within one year from the date the decision was granted, or they will lapse.

9. The developer and site contractor must schedule a pre-construction meeting with the Department of Public Infrastructure prior to the start of construction.

Materials Provided by the Applicant are available at: https://www.newbedford-ma.gov/planning/planning-board-agenda-info-2020/ Staff Report prepared by: Rudy Botros, Staff Planner Reviewed by: Tabitha Harkin, Director City Planning

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St. Luke’s Hospital Campus

429 Church Street Map: 114 Lot: 3 NOTE: Property line is approximate; for discussion purposes, only. Aerial map is oriented north.