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HomeMy WebLinkAboutmin of planning brd 03052008 Planning Board Minutes I!Fi. \VED ,.I March 5,2008 . __,', "".; ., \ -;\~ P'l< c n F C \ CE Present: H. Thomas French, Chair; John DeMassi, Clerk; Doug Armido, Tony Jerdice:'" 1 Beth Ashman-Collins, Mike McClanahan; Donald Cleary, Alternate 2UIlR '20 P 3: \ 3 is 1. February 6, 2008 minutes Motion: To approve as submitted (Annino-Jodice) Five in favor. McClanahan abstained. PASSES 2. ZBA application for Variance - 26 Aspen Street [Mr. French arrived at this time] The application is to divide the lot into two; the second lot would not conform to lot width. The application says the hardship is to the shape of the lot. Ms. Collins noted this would not make the lot any narrower. Motion: To send the Zoning Board of Appeals a positive recommendation because the creation of this lot would not derogate from the intent of the Zoning By-Law or be detrimental to the neighborhood (Collins-Jodice) All in favor. PASSES 3. Meeting notices - Attleboro, Easton, Norton, Sharon, JTPG, Canoe River Aquifer Committee 4. The Beacon Mr. French told the board the Armual Town Meeting warrant has closed, but there is a placeholder article if the board decides to bring back a site plan article this year. He asked the board if it wants to go forward with the article, or wait until the Master Plan is complete. Ms. Collins said it makes sense to bring the Master Plan forward as a package. Mr. DeMassi said some of the site plans coming before the board are incomplete, which is frustrating and a waste of the board's time. Mr. French said because it the board only makes a recommendation, applicants do not have to comply with the board's requests. Motion: To put site plan on the warrant (DeMassi-Annino) All in favor. PASSES 1..4....Special.P~rJnitPublicll~.nng~Jlm.u~i...9D~$OJltbl\1.m$treet..XtraMart Mr. French explained when this hearing began, the board had seven regular members and two alternates. Since then, two members have resigned, the two alternates became full members, and there is one alternate. There are seven members present, but Mr. Cleary, the board's alternate, has not been involved in this to date, leaving six members available to vote. Mr. French asked the applicant if he wants to go forward with the hearing tonight or continue to another date. Conrad Decker, Drake Petroleum, said he would like to go forward with the new information and plans tonight. Mr. Decker introduced Tom Danilek, Drake Petroleum, Scott LaBonte, Construction Manager, Bill Richard, property owner Planning Board 1 3/7/2008 Mr. Decker explained the application for a gas station/convenience store/Dunkin Donuts (with no drive-through) with six pumping islands. He said he has met with Mr. Burke to address the department and board comments and the plan has been redesigned. The original plan showed two driveways onto South Main Street. There are still two, but the northerly cut has been significantly modified to change it from full-service north and south access to an angled driveway in for access only for southbound traffic only. The driveway will have no egress feature at all, so there will be no traffic coming out of that driveway going either north or south. The curb cut also been reduced, but it will still be able to accommodate delivery and tanker trucks. The second curb cut has been altered to allow ingress and egress, but the lanes have been separated, with one dedicated ingress lane and two dedicated egress lanes (one for north and one for south bound traffic). There will be room for queuing inside the site. Separation has been provided between the ingress and egress with a six-foot wide berm. The original plan showed six single pumping islands across the front of the property under a 28-foot by 160-foot long canopy. There are still six pumps, but they have been rearranged as tandem pumping stations. The canopy has been reduced to 89 feet long and the building moved back further on the site, and the amount of green area has been increased on the north and south areas of the property. Parking has been reconfigured for 26 cars, which meets zoning requirements. That extra area has been given over to more green space. The site meets the requirement for 35% open space. A raised 2 ~ to 3 foot landscaped berm has been added at the front to mitigate the effects of the site lighting. The berm will not interfere with sight lines entering or leaving the site. The building size has not changed, but it has been set back further from the road. Lighting levels have been reduced; the highest level under the canopy is now 60 footcandles, and the rest of the site is lower. A narrative has been prepared explaining how the gasoline tanks, piping and vapor systems are installed, and the regulations that will have to be met EP A, DEP and the Fire Marshall's office. They are proposing three underground 15,000 gallon, double-walled, fiberglass storage tanks. There will be overfill protection up to 90% of the tanks' capacity, and the supply lines will have a containment system as well. The tanks will be monitored 24-hours-a-day inside the store and at the home office. The underground tanks have to be installed in accordance with the Commonwealth's regulations for new gas station construction, including devices for vapor recovery, and the systems are inspected annually. The closest house 140 feet from the gas station. The original application had requested a 24-hour-a-day, seven-day-a-way operation, which has been amended to 5 am - 12 am. Planning Board 2 3/7/2008 Mr. DeMassi asked if there is curbing in front of the berm at the front of the site. Mr. Decker said there is, and added the entire perimeter of the site is curbed. Mr. DeMassi asked where the sign will go; Mr. Decker said it will be at the north entrance and be perpendicular to the street. Mr. French asked about existing signs for the other uses. Mr. Decker said there is an existing sign at the southern entrance. Mr. Richard said that is set back and doesn't interfere with sight distance. Mr. Decker said they had to demonstrate the sight lines wouldn't be impacted by the berms or signage. Ms. Collins asked if it would really be possible to mask the headlights with the berm without impacting sight distance; Mr. Decker said the way the driveways are designed, the headlights will be pointed into the site. Mr. Decker said they have added more landscaping around the detention basins. Mr. Armino said he was concerned the exit from the site will point headlights toward the house across the street. Mr. Decker said the driveway location will not change from where it is today. He said the peak periods are 7-8:30 a.m. and 4:30-5:30 p.m., so the headlights will be minimal. Mr. Annino said he wants to protect the residential use across the street and suggested some additional plantings at the front of that property. Mr. Decker said if it can be arranged between the parties, he would be willing to do that. Mr. Annino said the berm and reconfigurlng the canopy will help, but said he would like to see the properties across the street protected. Mr. Decker asked Mrs. Pimental if that would work on her property. She said their property dips down so she didn't think additional plantings would help. Mr. French asked if some evergreen trees between the existing sign and their windows would help; Mrs. Pimental said they would have to be very large because there is a significant drop at the front of her property. Correspondence The clerk read a letter from former board member Fred Armstrong, 27 Necco Road. The clerk read a memo from Mr. Burke; a memo from the applicant addressing the department head comments and a letter from Mr. Decker to Mr. Burke. The clerk read a letter from Mass Highway to the applicant indicating the local permits must be granted prior to the Mass Highway curb cut permit being granted. The clerk read a memo from Mr. Sullivan. Public Comment Nancy Pimental, 259 Mansfield A venue, Norton, said she was concerned about the health issues involved with the gas station. She asked that the gas company be required to pay for monitoring and alarm equipment for her mother's house at 900 South Main Street. She requested there be no nighttime activity at the gas station, including deliveries and asked for the hours of operation to be 7 :00 a.m. to 11 :00 p.m. Mr. DeMassi asked if Planning Board 3 3/7/2008 there are any 24-hour gas stations in Mansfield. Mr. McClanahan said the gas station at Stop & Shop is open 24 hours. Board Comment Mr. Jodice said he thinks the board's concerns have been addressed and thanked the applicant. He said his main problem is traffic on Route 140 and suggested the applicant monitor the traffic after this is built to be sure that what is proposed is what happens. Mr. Jodice said he understands the neighbors' concerns and he hopes the applicant will work with them to mitigate the impacts. Mr. Decker said Massachusetts has air quality standards, and complaints are reported to the Board of Health, which has to investigate. Mr. Jodice said he wants the applicant to do as much as possible to be a good neighbor. Mr. Decker said he would be willing to plant additional landscaping for the abutter. Mr. Armino said the applicant will have to address how the residential neighbors' issues will be monitored. He said he is uncomfortable with the 5:00 a.m. to 12:00 a.m. hours of operation, and is concerned about the timing of things like deliveries and trash pick-up. Mr. Annino said he would like to see the lighting toned down when the site is closed, both for energy efficiency and to protect the neighbors. Mr. Decker said there is minimal lighting when the store is closed. Mr. Annino asked to see a detail. Mr. Armino asked if the canopy lights are flush with the canopy. Mr. Danilek said they are. Mr. Annino asked to see a detail. Mr. Armino suggested the landscaping should be indigenous species and be drought resistant so they won't have to be watered. Mr. Armino asked if the island divider could be planted; Mr. Decker said Mass Highway made them remove the proposed plantings. Mr. Annino asked to see that letter. Mr. Annino said he is happy with the smaller canopy and the new building design. Mr. DeMassi said he is uncomfortable with 5:00 a.m. to 12:00 a.m. and suggested 6:00 a.m. to 11 :00 p.m. He said he doesn't believe there is a need for the second, northerly driveway and is very uncomfortable with it. He said he thinks this is the wrong use for this site and adding more traffic could be dangerous. Mr. McClanahan asked what signage would be installed to control the traffic. Mr. Decker explained the pavement angles and the signage that would help to control the turning movements. Mr. Decker said without the second driveway, all the traffic would have to make the ingress movement at one point. Mr. McClanahan asked what Mass Highway said about the curb cuts; Mr. Decker said Mass Highway didn't have a problem with the original design for two driveways, but issued a second opinion after it heard about the town's concerns. Planning Board 4 3/7/2008 Mr. McClanahan asked if the applicant could look at Mrs. Pimental's concerns. Mr. Danilek said he would. Mr. McClanahan said this plan is a vast improvement over the original plan. Mr. French asked if the berm at the front could be wrapped around the corner to provide more screening, without impacting sight distance. He said he has some concerns about the northern driveway, but said the one-way in driveway improves the situation. He asked Mr. Decker to look into the neighbors' concerns. Motion: To continue the public hearing to April 23, 2008 at 8:00 p.m. (McClanahan-Jodice) All in favor. PASSES The clerk read the public hearing notice. Attorney Ed Valanzola explained he represents Benchmark Assisted Living, which has entered into agreement with the owner of 253 Branch Street, which abuts the existing Village at Willow Crossing. The proposal is to amend the 1998 special permit to add 56 cottage-style units. Mr. Valanzola explained the 1998 special permit approved the construction of 198 units, but only 166 were built. He said the benefit of the assisted living facility would be additional tax revenues, no burden on the school system and minimal traffic generation. The applicants have met with the department heads and incorporated their comments into the revised plans. They will be before the Conservation Commission on their Notice of Intent because there are wetlands southeast of the parcel. He said they will leave the existing walking trails in place. Mr. Valanzola introduced Mike Waleryszak, Benchmark; Steve Paqetter, general contractor; Bob Babcock and Brian Gillis, Dunn-McKenzie Engineering; Dan Dumais, MDM Transportation; Dave Udelsman, architect Mr. Babcock explained the plans for the addition of 56 living units in 14 buildings, and a new clubhouse. The existing parcel is 30 acres of field and pine forest, bounded by the bike path, Back Bay Brook and Branch Street. There are pockets of wetlands at the southerly and westerly portions of the site, subject to a 2006 Order of Resource Delineation. A Notice of Intent has been filed with the Conservation Commission Soil testing been done in the area of the drainage basins and roof drains. The soils range from excellent in most areas to average in some. There is a moderately high water table. The site has 65.7 percent open space. The roadway will be 2,100- foot long, 24- foot wide private roadway served by public sewer, water, cable, phone, water and electric. Most of the roof runoff will be infiltrated into the ground, but a couple of buildings will drain into basins. The stowmwater will go through grass swales to detention/infiltration basins. Planning Board 5 3/7/2008 Mr. Babcock explained they have requested six waivers, which the Engineering Department has recommended be approved. Mr. French asked about the driveway out to Branch Street. Mr. Babcock said that will be an emergency access road and a temporary construction entrance. Mr. McClanahan asked if it crosses the bike path; Mr. Babcock said it does. Ms. Collins asked if it is necessary. Mr. Valanzola said they agree it should be for emergency use only, but said they do not want to run construction vehicles through the existing Village at Willow Crossing. He said that issue is under consideration. He said they want to take some, not all, of the construction burden off Cobb Street because Branch Street is a public way. Ms. Collins asked if the second entrance is necessary for emergency use; Mr. Valanzola said Police and Fire want it, and it will be gated. He said he thinks the construction will be short-lived, about three to four months. Mr. Jodice asked what would keep people from using the Branch Street entrance after the construction is done; Mr. Babcock said it would be gated. Mr. DeMassi asked why the board should approve 28 more units than were approved under the original permit. Mr. Valanzola said there is a need for this type of housing, it will be a low burden on town services, and the units will be built on a 30-acre parcel. Mr. Babcock noted the Zoning By-Law would allow 250 units. David Udelsman, architect, explained the design of the buildings, units and clubhouse. Department Head Comments The clerk read memos from Mr. Burke dated March 5 and February 12. Mr. Babcock said the gate at Branch Street will be moved onto the site and off the town property. He said some of the roof drains go directly into detention basins. The existing sewer manhole is not under the bike path and the bike path will not have to be cut to access it. The aerial photographs showing the tree line along the bike path were probably taken in the fall, but Mr. Babcock said he will look at those and show the area accurately. Mr. Valanzola said the possible discontinuance of a portion of Branch Street came about in discussions with Mr. Nicodemus; there has been discussion about giving him a triangular portion of land as a buffer between them and the bike path. Mr. Valanzola said the lighting is consistent with the existing Village at Willow Crossing lighting. The clerk read memos from the Fire, Water, Engineering, Electric Departments. Public Comment The clerk read a letter from Aaron Nicodemus, 243 Branch Street Public Comment Jim Wilkinson, 63 Marshall A venue, asked about the drainage area. Mr. Babcock explained the detention basins for this project are on the other side of the Back Bay Brook from the Marshall A venue properties. Planning Board 6 3/7/2008 .Mabel Badger, Village at Willow Crossing, said Cobb Street isn't appropriate for construction equipment because people park on both sides of the street. Patricia Hassel, Village at Willow Crossing, said the town worked hard to get the bike path installed and said it would be destroyed if construction vehicles are allowed to use it. She said it would also be dangerous for bike path users. She asked who would be able to access the Branch Street gate; Mr. Valanzola said only public safety officials. He said they will look at having an attendant during the construction and they would be willing to post a bond to ensure the bike path is returned to its original condition. Ms. Hassel said Mr. Burke's memo mentioned different paving surfaces could be used to slow traffic within the site and urged the board to require that. Mr. French said the Branch Street access would be there simply because there is only one access to the site, from Cobb Street. He said he wouldn't expect the Branch Street access to be used for normal emergency calls, but would only be used if Cobb Street is blocked. Mr. Valanzola said that is what he discussed with the public safety officials. Sandra Carr, 67 Marshall Avenue, asked how much she is going to see if this is built. Mr. Babcock said the nearest building will be approximately 1,000 feet from her property line. He said he would prepare a plan to show the abutting properties, as well as a photometric plan. Board Comment Mr. Cleary asked if the walking trails can be connected to the bike path; Mr. Babcock said there is and he will identify a location. Mr. Jodice asked who pays the taxes on this property; Mr. Waleryszak said Benchmark does. Mr. Jodice asked what that revenue would be; he said it would be approximately $150-200,000 for the new units. Mr. Jodice said he likes the relatively low impact of the development, and this type of housing stock being made available to senior residents. He asked what this development can do to be more "green." Mr. Waleryszak said they have committed to looking at making all their developments sustainable. Mr. Jodice suggested making the vinyl siding look less like vinyl siding. Mr. Waleryszak said they have been looking at hardy plank. Mr. Jodice said he is uncomfortable with access across the bike path, but he likes the idea of the walking trails. Mr. Jodice asked if there is some way to alleviate the number of fire department calls to this site, like an on-site EMT. Planning Board 7 3/7/2008 There was discussion about the new carbon monoxide detectors installed at the Village being responsible for many of the fire department calls. They are apparently very sensitive, and each time one goes off the resident is required to call the fire department. They are in the process of being replaced with different units. Jim Monroe, son of the landowner, asked if the fire department could figure out how many calls are carbon monoxide calls and how much of a reduction there will be when they are replaced. Mr. Valanzola said they would get together with the Fire Department. Mr. Jodice suggested the carbon monoxide and fire systems could be tied into a main network, with someone monitoring and deciding whether to call public safety. Mr. Valanzola said there could be issues of liability with a system like that. Ms. Collins said there is a need for more 55 and over housing and this is a good location for it because of its proximity to the bike path and downtown. She said she is very concerned about access to the bike path and about the length of this cul-de-sac with only one entrance. Mr. French said this is not a subdivision, it is a private driveway. She said she would want to be sure the sidewalks are wide enough for residents to use them safely. Ms. Collins said the buildings look massive for one-story buildings. Mr. Udelsman said they are about 24 feet to the peak of the roof. Mr. Armino said there is too much roof, he would like to see different colors, and the amount of gables should be reduced. Mr. Armino said he is most concerned about the length of the cul-de-sac and about traffic going down Cobb Street and all the way through the existing Village, as well as getting emergency vehicles to the back of the site. He said he isn't sure the Branch Street emergency access will work. Mr. Armino said it would be nice to have a central green instead of filling the central space with buildings. He said he would like to see the ways this development will be made sustainable, including the use of indigenous, drought resistant landscaping and pervious pavement surfaces. He said the landscaping plan is inadequate. Mr. Annino said he would like to see how the abutters will be screened and a photometric plan, including the lights on the buildings. He asked to see how the drainage is going to work with a simple diagram, and if it will affect downstream abutters or the river. He asked the applicant to show that there will be enough water for sanitary and safety uses. He asked to see the utility locations on the plans. Mr. Armino asked the applicant to look at narrower roadways, to show the locations for visitor parking and the driveway radius. Mr. Armino said he is concerned about how the Branch Street abutters will be protected. He asked to see how the sidewalk and pedestrian network will tie into the existing Village. He asked if an easement would be needed to tie the roadway into the existing Village; Mr. Valanzola said it is the same owner, so an easement will not be necessary. Planning Board 8 3/7/2008 Mr. Annino said he was concerned about the clubhouse having a bar and said he wouldn't want it open to the public. Mr. Annino asked for details of the driveway and walkway widths, how the units will be accessed, sections all the way through the site and how the site will relate to the abutters. He said he does not want to see the use of site irrigation. Mr. Annino asked about test holes; Mr. Babcock said Engineering witnessed the testing. Mr. Armino asked about site amenities like benches and bike racks and for details of the mailbox enclosures and wayfinding signs. Mr. DeMassi said he would like to see a picture of this site and the abutting properties with houses, as well as the existing conditions. He said he would like to see what is being cut down and where those trees will be replaced. Mr. DeMassi said he thinks the proposal is much too dense. He asked how the size of the Village compares to Benchmark's other developments; Mr. Waleryszak said this is unique because it has assisted and cottage units. Mr. DeMassi asked at what point a development like this should have its own emergency staff to keep the residents safe and to mitigate its impacts on the town. Mr. McClanahan said he is concerned about safety for the residents if the walking paths are opened up to the public, about the length of the roadway for public safety and about using the bike path to access the Branch Street entrance. Motion: To continue the public hearing to May 7, 2008 at 7:30 p.m. (McClanahan-DeMassi) All in favor. PASSES Motion: To adjourn at 11:15 p.m. (DeMassi-McClanahan) All in favor. PASSES Next meeting: Wednesday, March 19,2008 at 7:30 p.m. Wednesday, March 26, 2008 at 7:30 p.m. (Master Plan) \DJt~ S~ IQ!}G09 of Clerk Date of pproval -.i j Planning Board 9 3/7/2008