Fells Dunkin Donuts hearing on June 28
Published on June 7th, 2006
The petitioner seeking a special permit for a Dunkin Donuts establishment on the Fellsway has requested that the Planning Board postpone continued deliberations on the matter until June 28.
According to local attorney Charles Houghton and Planning Board Chairman August Niewenhous, representatives from the Mark P. Caufa Management Company sought the continuation this week upon learning that one town official will be unavailable for the currently scheduled June 14 meeting on the proposal.
Currently housing the Super Petroleum gas station at 2 Lynnfells Parkway, the company has proposed razing an existing convenience store at the property to make room for a smaller 1,600 square foot Dunkin Donuts establishment, which would have a seating capacity for 12 patrons.
The plans also include the continued use of the existing gas pumps at the site, which is located adjacent to J.J. Grimsby's restaurant. Although the property is zoned for the proposed fast-food use, a special permit must be granted by the Planning Board for a drive-thru component.
"Due to a long-standing commitment, one member of the board informed us that he would not be available [on June 14] after our last meeting," explained the Planning Board Chairman, confirming that the matter will be continued without discussion until June 28.
""To their credit, Dunkin Donuts understands that these are somewhat complicated presentations. So what we'll do is get it on the record that the petitioner waives the time standard," responded Niewenhous, when asked if the petitioner would agree to extend the Planning Board's shrinking timetable for issuing a decision on the proposal.
According to Houghton, who is representing the petitioners, representatives from Boston-based Howard Stein Associates will submit a traffic study on the Dunkin Donuts plans later this week.
During the first formal discussions on the redevelopment proposal recently, it became apparent to the local attorney that the potential traffic impacts from the site rank as the biggest concern amongst both Planning Board members and those of the general public.
"We did see a color computer-generated presentation based upon the traffic data [at our last meeting]. But we'd like to see the actual data rather than a computerized-projection," said Niewenhous.
"We basically have some general questions relative to traffic, traffic generation, and turning in and out around the intersection," the Planning Board Chairman elaborated.
According to Houghton, while the traffic study has yet to be formally submitted, he remains confident that the data will support the petitioner's contention that the doughnut shop will have little impact upon the morning rush-hour commute.
Specifically, the local attorney referred to two aspects of the plan that will facilitate the flow of southbound traffic heading towards Route 93 from the Melrose-line. The first and most important mitigation, says Houghton, the proponents have proposed adding a left-hand turning lane on the southbound side by widening the Fellsway and re-stripping the roadway.
No land would have to be taken from the state, which owns the parkway, for the improvement, as the property owner has suggested that a strip of his own land be surrendered for the purpose.
According to the petitioners, by reconfiguring the width and layout of the Fellsway, the common backups that occur at the Fellsway, Wyoming Avenue and Pond Street intersection would be eliminated, as vehicles would be able to travel around a regular cue of cars stopped at the traffic light.
"That intersection would go from a level of service F to a C," Hougton said. "By adding a lane, it allows people to take a right turn and go up the hill [towards the Fells Reservation Parkway and Route 93] without that traffic backing-up."
The second component to limit traffic woes, says Houghton, is the size of the proposed drive-thru itself, which will have the capacity to hold 15 waiting cars at once.
Considering that length and the 16-parking spaces planned for the site, the local attorney contends that patrons won't back-up on the new left-hand turning lane - a common occurrence at some area Dunkin Donuts' locations.
"That [northbound lane on the Fells] is pretty light during the morning commute, so as long as we can create this turning lane, the traffic consultant believes we'll be all-right," Houghton commented.
Still a little skeptical of the traffic consultant's predictions, Melrose resident Mike Ryan, who also serves as the Executive Director of the Friends of the Fells, believes that the morning hour back-ups will be greatly exacerbated, should the doughnut shop be allowed to break ground.
Ryan, who is currently opposing the proposal along with several other Melrose officials - including Ward 3 Alderman Francis X. Wright and Alderman-at-Large Paul Brodeur - argues that while the business idea might flourish at such a spot, the free-flow of traffic certainly will not.
"It's all about location, and this is the wrong location. What's going to make [the petitioner's money] is really going to upset the morning commute. It's just a bad spot," the environmental activist said, during an interview on Tuesday.
"I think you really have to look at the facts. You can't just say, 'well, I don't like it,'" Ryan added, saying his ultimate feelings on the proposal will be determined after viewing the traffic study. "But I believe this proposal is going to add traffic, no matter how much blacktop you add."
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