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04/10/2024 03:31 PMESSEX
On April 2, the Essex Planning and Zoning Commission (PZC) unanimously approved a special exception for Essex Steam Train & Riverboat with conditions to conduct seasonal outdoor events at 11 Old Deep River Road and 15 Old Deep River Road.
The special exception fulfills a two-step process for the museum to expand its entertainment options beyond its property at 1 Railway Avenue.
In January, the PZC approved a zone change for the two lots on Deep River Road from being part of the Rural Residential District to the town’s Commercial District, thus allowing the museum to host musical, theatrical, and special events such as weddings and religious ceremonies that would not have been allowed under the Rural Residential District regulations.
Attorney Ed Cassella represented the museum at the meeting and addressed noise level and vehicular and emergency access to the properties, including what the commission described as a “very isolated topographically" parcel at 11 Deep River Road.
Cassella stated to the commission that access to the “satellite venue” of the museum will only be permitted to guests who arrive via train “without question.” A gated access, through which entrance to the parcel is “not feasible,” will only be permissible to vendors at events, along with museum staff and emergency personnel, he added.
To handle overflow parking, Cassella said the museum would rely on its “arrangement with the Lee Company that’s utilized frequently for overflow parking on Bokum Road,” while guests would be shuttled “direct on the train access.”
The application’s traffic portion was criticized by Kermit Hua, a professional engineer helping to represent a concerned abutter of the museum’s properties on Old Deep River Road. He cited several potential impacts to surrounding routes, including increased frequency of train crossing that could create traffic backups on Plain Road.
“The queue of this impact will extend all the way to Route 9 ramps, which is a major regional traffic corridor,” Hua stated. “That is not only an inconvenience—it’s a major impact to a regional corridor.”
Hua added that this could have negative implications for emergency access by ambulance, fire, and police.
Cassella said the museum did not agree with any of the proposed traffic conditions presented by Hua.
“I think we’ve outlined the conditions that we believe should give the commission assurance that this is not going to have an impact,” he retorted. “We’re not adding parking spaces. We don’t even believe we’re adding traffic.”
The museum currently handles events where large numbers of people are transported from off-site locations to its base on Railway Avenue. The application would see that similarly occur, but it would be on a “little bit of a different scope,” according to Cassella.
“This type of thing is already happening,” he said.
In response to questions by the commission about emergency access, Maureen Quintin of Valley Railroad said that scheduling of trains to events would be coordinated around the regular train schedule. Cassella added that the fire marshal has also signed off on approved use.
The applicant’s representatives stated that they have no plans to clear trees at the properties per conditions, adding that noise from a generator supporting events should not be an issue since it would produce less volume then the running trains. Quintin said events should not run late into the night, with trains transporting guests arriving back to the museum no later than 10:30 p.m.
The PZC eventually approved the special exception with several conditions attached. According to the meeting minutes, the conditions for the museum include “requiring coordination with emergency personnel before each event; requiring a traffic study specifically along Route 154 and Old Deep River Road and including closing of Routes 153 and 154,” in addition to a “review by the commission for potential changes or renewal of permit no later than February 2025, limiting the events to 15 events for the rest of 2024.”
Cassella said the museum would continue to work with the town, such as returning to the PZC for modification to the special exception in the hopes of hosting more events and submitting to the commission a formal calendar of events during the first year of use.