Proposing a New Look for Great Road Mixed-Use Development

What would a proposed mixed-use development at the site of the defunct Papa Gino’s at 310 The Great Road look like?

Architect John Caveney laid out the vision for the proposed development last week as the Planning Board began a site-plan review.

Lexington Realty Holdings proposal for a mixed-use development on the site of the former site of the defunct Papa Gino store.

Lexington Realty Holdings seeks to replace the existing structure with a three-story building, with retail on the ground floor and 16 condominiums upstairs. The presenters will return on March 9, as the review continues with input from Fire, Public Works, and other town departments.

Caveney said the retail area is designed to look like a standard storefront, while the upper levels have a more residential look. “The main goal here was getting an urban aesthetic while embracing the surrounding context we have on this main quarter.”

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The architect also pointed out that the plan is highly sustainable and accessible. Natural light, recycled materials, and high-efficiency water heaters are all included. Additionally, all units are designed to have maneuverability adhering to Americans with Disabilities Act guidelines.

Attorney Pamela Brown, representing the owner, enumerated various additions that have been made to the plan since previously meeting with the board.

The retail space is expected to house two or three tenants in either retail or food service. The building will have some underground parking along with surface parking, she said.

Brown noted that, in a change from initial plans, the green space at the rear of the building would likely not be usable as public space. Instead, the patio at the front of the building would be the main public space in the plan. It includes a small plaza, a green area, and a bench facing outwards for pedestrians.

Brown added that the owner would like the bench to replace a bus shelter for the current bus stop on the street. Amy Lloyd of the Planning Board inquired why the owner would be opposed to having a bus stop shelter on the property. Brown said the owner feels that shelters often become centers for smoking, graffiti, and other vandalism. She raised the possibility of approaching Dunkin’ or the DPW, on either side, to host the shelter.

Later, Planning Board Member Cindy Barbehenn pointed out that, without a shelter, pedestrians may choose to wait inside the retail space on the first floor of the building which may prove to be a larger issue for the owner.

Planning Board Member Shawn Hanegan inquired what kind of food service the owner could be open to housing on the first floor of the building. Brown responded that the owner would consider fewer “fast-food” options, not a restaurant primarily offering takeout.

Engineer Matt Hamor ran through other changes to the plan, including the stormwater plan designed to remedy drainage issues at the site. Currently, the site’s runoff flows towards The Great Road, away from Elm Brook at the rear of the site. The plan included would redirect stormwater towards Elm Brook.

Hamor also noted that a grease trap would be included for the retail space on the first floor, providing any possible food-service infrastructure required. He later affirmed that the ceilings heights would accommodate vents needed for food-service.

Lloyd inquired about the possibility of adding solar panels on the roof of the building. She added the possibility of including electric-car charging stations. Brown responded that, if rooftop solar was allowed to go above the height maximum, the owner would be open to adding solar. She later said that parking specifics have not been discussed yet.

Later the idea of connecting the proposed parking lot with Dunkin’s parking lot was brought up. Brown pointed out that Dunkin’s drive-through is adjacent to 310’s parking lot, making it difficult for pedestrians. Additionally, Planning Board Chair Jeff Cohen noted that such a connection could likely be used by Dunkin’s customers to avoid parking in the Dunkin’ parking lot.

Other benefits brought up by Brown included a lightened load on traffic compared to Papa Gino’s. This prompted a greater discussion later on how the Planning Board could address cut-through traffic in Bedford.

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Cheryl Milroy
March 5, 2021 6:59 pm

The building is out of proportion to the lot size. They should limit the new building to the size of the existing footprint. Bedford is not a city! It will also add more traffic to Great Rd.

Donna Good
March 2, 2021 11:42 am

I personally don’t like the new plan. Why is Bedford building ,building, and building.. Bedford isn’t the small town it used to be. Bedford is turning into a city. The historic feeling is disappearing and I know a lot of people feel the same way.. McMansions are overtaking this town and becoming unaffordable for the normal family with normal jobs to afford to live..

Deb Picciuto
March 2, 2021 8:36 am

I do think this size of building is way out of proportion with the size of the lot and the height size of adjacent structures. The below ground garage adjanct to the brooke with potential water flowing in from flooding seems impractical too. Housing over retail is not what people looking to come to Bedford are looking for in terms of housing. Mixed us projects have a place but I not feeling it that any of this is a win win. I hope the planning board presses to see and visit a very similar design by this organization to taste the effects in real time. Our society has changed in a blink of an eye and what our master plan proposed and what the new economic realities can bear now are different. How about a retrospective study of how many cars went in and out of that Papa Ginos location over the past 5 years, its gross sales and items ordered might bee a stand in for this data. This project as designed is going to put more strain on am already strained choke point in the Bedford traffic pattern. So I know about land owners rights and the limits of zoning laws to impact projects
However, let’s…Bedford Government and Elected Officials, dig deeper for more tools to improve this project before it is too late. IMHO
Respectfully,
Deb Picciuto MPH

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