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HomeMy WebLinkAboutPLANNINGBRD_031313Planning Board Minutes March 13, 2013 Present: Tom French, Chair, Beth Ashman- Collins, Clerk, Donald Cleary, Ral h Pern}ey Alternate: Rod Oreste L - - ' Shaun P. Burke, Director of Planning and Development; Jennifer CrottybDavis, Administrative Secretary 1. Meeting called to order at 7:00 p.m. Motion: To appoint Mr. Cleary Acting Chairman (Aslunan- Collins - Oreste) Chief Boldrighini explained the impact he thinks the proposed increase in building height to 90 feet in the business park would have. He said in a high -rise (a building over 70 feet), the impact is not felt in equipment, but in manpower because fires are fought from inside the building, not from outside. He said his department isn't opposed to the idea of increasing building height, but he said an increase in density will impact public safety services. He said the number of people available to respond to each emergency is limited and suggested that be considered when discussing increasing density. Mr. Penney asked about the difference between fighting a fire in an old and a new building. Chief Boldrighini said new buildings have comprehensive fire alarm and sprinkler systems, which make a big difference in life safety. He said new buildings have standpipes, so fire hoses can be hooked up inside the building rather than outside. He said he is able to review the plans for new buildings during permitting to ensure they meet fire codes. Mr. Penney said the character of the business park is changing, with warehousing being replaced by multi -story buildings. Chief Boldrighini said the current occupancy of many buildings in the business park is low, but with office or light manufacturing uses, occupancy would be much higher. Therefore, there would be more people to get out in an emergency. Mr. Penney asked if the department still relies on mutual aid. Chief Boldrighini said it does, but it is usually 10 ininutes away. Mr. Penney asked the height of the tower truck; Chief Boldrighini said it is 95 feet, but because of the distance it has to park from a building, it can reach somewhat less than that. Chief Boldrighini said last year, 1,300 of the department's 6,000 calls happened simultaneously. He said shifts are typically eight people, but are frequently seven. He said it takes a minimum of two people to run the tower truck. Chief Boldrighini said 65% of their calls are for rescue, which requires an ambulance and an engine. [Mr. French arrived at this time] Mr. Cleary asked how many buildings in town are over 75 feet; Chief Boldrighini said the Red Roof Inn is about 75 feet, with five stories. He said that building is only sprinklered on the first floor, but has standpipes. Planning Board March 13, 2013 Mr. Cleary asked if the department has the expertise to review plans for buildings as high as 90 feet and whether it would be helpful to use a consultant to review those plans. Chief Boldrighini said his department has the ability to review the plans, but said it would be good to have the option of a consultant on large development projects. The clerk read the public Ralph Maloon, RIM Engineering Co., Inc., explained the proposal to remove approximately 21 feet of existing stone wall for the driveway opening at 375 (Lot 1) Gilbert Street. No trees will be removed from the right -of -way. He said the wall goes across the frontage of the lot and the plan is to wrap the wall into the driveway. Mr. French said that is an option, but suggested if the applicant decides not to do that, the stones could be used to supplement the existing wall. Mr. Penney said it would be helpful for scenic road plans to show the trees near the proposed driveway. Mr. Maloon said this site has no large trees. Motion: To approve the scenic road application for the removal of approximately twenty one (21) feet of existing stone wall within the right -of -way for a driveway opening at 375 Gilbert Street, Lot 1. No trees will be removed. (Penney - Cleary) All in favor. PASSES Motion: To close the public hearing (Aslnnan- Collins - Cleary) All in favor. PASSES Richard Peterson, Annino hrcorporated, explained the plans for a new insurance building. Three existing buildings will be removed, the entrance at Chauncy /Copeland Streets will be closed and a small parking lot created along Chauncy Street. Additional parking will be accessed from Central Street. Mr. Peterson said the site has received relief from the ZBA for parking in the buffer, reduction of the front yard setback from Central Street and reduction of the planting bed. Buffer plantings will be added along the residential properties. Mr. Peterson explained part of the building will be one story, part will be two - story, and will have multiple tenants. He presented elevation plans. Mr. Peterson said the proposal will meet the parking requirements David Klenert, Collins Civil Engineering Group, Inc., explained two buildings, one residential and one business, have already been razed; 190 Chauncy remains, but will be removed and rebuilt. The pavement will be cut out one foot from the property line, except at the proposed entrances. Sidewalk and curbing will be replaced per the Engineering Department. Mr. Klenert said the first floor elevation will be 171 with a'' /a -inch drop and a 6" reveal, which will act as a curb stop. There will be a steep slope to the street, from 170 to 167, because of the 2 Planning Board March 13, 2013 water table. The site will be built up 3 -4 feet. There will be a small retaining wall at the corner of Chauncy and Central Streets with 3 -1 slope, a 1 -1 '/2 -foot stone wall and a sign. Mr. Klenert said the groundwater elevation is 160.7. He said the Town Engineer has some concerns about the elevation because of the evidence of manganese in the test pits he had not witnessed. He said the water table is at 160.7 and the elevations have not changed. The Chauncy Street driveway elevation changes from 168 to 167 over 10 feet. Mr. Klenert said he would talk with the building inspector about the correct basement elevation. He said there will only be a full basement under the two -story portion of the building; the one -story portion will be on slab. Department Head Continents The clerk read a memo from the Town Engineer. Mr. Klenert said he would revise the plan to show the capped utilities at 81 Bella Vista, the residential lot. Mr. Burke noted the basement elevation is an issue for the building inspector to determine. Mr. Penney said this is a good project that will improve the area. He asked if the design takes into consideration the widening of Chauncy Street in the fature. Mr. Klenert said it is not; the plan is designed based on the relief granted by the ZBA. Mr. Penney asked how disruptive it would be if Chauncy Street were to be widened; Mr. Klenert said this is a tight sight, with only five feet from the property line to Chauncy Street. He said the original plan did not include curbing, which lie has added. Mr. Cleary asked if any of the Planning Board's proposed zoning changes would impact this site. Mr. Burke said the B3 changes would allow increased density, but parking would still be required, which this site could not accommodate without additional relief from the ZBA. Ms. Ashman- Collins asked about the drainage system. Mr. Klenert explained there are two leaching facilities that fill with water and leach into the ground. Falling head tests were conducted with the Town Engineer and the design was based on the high water table. Mr. Klenert said he designed the system to be larger than required to accommodate additional storm events. He said water will flow to a drain manhole, then to an oil /water separator with high -flow by -pass, and to a leaching area with an overflow pipe. If needed, there is a second leaching area. All stormwater will be retained on site. Mr. Cleary asked if the site is on sewer; Mr. Klenert said it is. He showed the board the grading and utility plan. The sewer for the existing 190 Chauncy Street comes off Chauncy Street and will be capped. A new sewer line will come in from an existing stub on Central Street. Mr. Klenert said they will have to open Central Street to add a new fire hydrant, one service line and one fire suppression line. The building will be sprinklered. Ms. Aslnnan- Collins asked about a dumpster. Mr. Klenert said there is a screened dumpster pad with a fence. 3 Planning Board March 13, 2013 Mr. Klenert said the transformer has a 10 -foot clear area around it per MMED. He said MMED will use a National Grid pole on Chauncy Street to run electric to the building. There will be a three -phase connection coining off the pole and going underground to the building. Mr. Burke said this is a great plan and the applicants have been very cooperative. Motion: To send the building inspector a positive recommendation subject to addressing all outstanding department head comments, specifically the Town Engineer's, and subject to the applicant's discussion with the building inspector about the basement elevation. (Cleary - Ashman Collins) All in favor. PASSES 1. February 27, 2013 minutes Motion: To approve as amended (Cleary- Penney) All in favor. PASSES 2. ZBA application for Variance — 472 -480 Chauncy Street Mr. Burke explained there are two existing houses, in separate ownership, on one lot. He said given the size of the existing lot and the near - regular shape that would result with the new lots, he suggested sending the ZBA a positive recommendation. He said he does not believe the intent is to raze either existing house. Motion: To send the ZBA a positive recommendation (Penney - Oreste) All in favor. PASSES 3. Public Hearing notices — Attleboro, Easton, Foxboro, North Attleboro, Norton, Plainville, Sharon 4. The Beacon Mr. Burke presented the board with materials from a course he took on accepting and discontinuing public ways and easements. 260 Gilbert Street — Dumont. Mr. Burke explained the ZBA has granted relief from lot frontage, width and depth to separate the existing lot, which has two houses on it, into two lots. The variance included a condition that at least one structure be removed. Mr. Burke suggested the board endorse the plan. Motion: To endorse the ANR (Cleary- Permey) All in favor. PASSES 7. Planning Boai d'Workshop ' contintredl— Zoning By -Law Amendments Mr. French said he attended a Strategic Plan meeting this week and he thinks the group is supportive of the Planning Board's efforts. Mr. Burke presented summaries of each zoning article. The board discussed adding the name of the town's consultant to the Zone I1 summary. The board discussed adding the change to the retail parking requirements for buildings larger than 25,000 square feet from 5 spaces per 1,000 square feet of gross floor area to 4 spaces per 1,000 square feet of gross floor area. The board discussed adding an introductory page to the summaries. The board discussed spelling out Floor Planning Board March 13, 2013 Area Ratio in the summaries. Mr. Penney suggested the TOD summary include a line that the intention is to "Assist commercial property owners with redevelopment of their properties and promote growth that benefits the town." Transit Oriented Development Mr. Burke explained two new paragraphs in the Severability section, intended to clarify that if someone uses the provisions of the overlay district, they have to conform to all of its regulations, and if there is a conflict between the two districts, the overlay district regulations overrule. Mr. Oreste asked for an example of how the underlying district and the TOD overlay district are different. Mr. Burke said an Open Air Market would not be allowed in any district except TOD, where the outdoor pedestrian use would be encouraged; conversely, a Warehouse would be allowed in the I3 zone, but would not be in the TOD overlay. He said the densities for the uses being encouraged in the TOD overlay are far higher than what is currently allowed the I3 zone. Mr. Penney asked if this would curtail the use of the CSX freight yard. Mr. Burke said CSX will claim it is exempt from local zoning, so it would not impact their use. He said if that property were sold to a privately held party, the site could be redeveloped as either I3 or TOD. Mr. French asked if Mr. Burke has heard from anyone else about the limits of the TOD zone. Mr. Burke said he has not, and noted the revised map includes the former printing facility property on Winthrop Street. Mr. Penney said he has spoken with that property owner, who would like to be included in the district. Mr. Penney asked what it would take to change the limits of the district. Mr. Burke said that would require a Town Meeting vote. Mr. Cleary asked if the map could be changed after the public hearing; Mr. Burke said he would have to talk about that with Town Counsel. Mr. Penney asked about including Kirley Masonry in TOD. Mr. Burke said while that property is adjacent to the rail line, it is used for the delivery of goods rather than people, which is the intent of TOD. Mr. Penney said he thinks freight will be transported more by rail in the coming years. Mr. Burke said TOD is more pedestrian- oriented. Mr. Burke said he would like to see some artists downtown to complement MMAS and the National Black Doll Museum. Mr. Penney said he would like to see jobs created. Mr. Burke said there are no jobs being created on those vacant parcels now. He said with the support the state has shown for this concept, the timing of this is perfect. He said the public outreach portion of the study would help bring residents and property owners into the discussion, which he said is an essential component. Mr. Penney said he wouldn't want to go forward with this without those groups involved. He asked if it would be better to do the community outreach Planning Board March 13, 2013 before the TOD zoning; Mr. Burke said he thinks they can be done concurrently. He said putting TOD off would result in the town missing the funding opportunities and losing momentum. Mr. Penney said he thinks this has been a long time coming, but because it is such a major change, there has to be a lot of public relations outreach. Mr. Penney asked if the zoning changes could open up an opportunity for a landowner to build a parking garage. Mr. Cleary said that would be a special permit, so the board would have more control over it and could deny it for traffic reasons. Mr. Burke said the TOD by -law requires a proposal to demonstrate the project's ability to meet all of the standards of the by -law. Mr. Cleary said the proposal should be presented to Town Meeting, and the voters should be allowed to decide. Mr. Oreste said TOD has been around long enough that it is time to present it and see what kind of reaction it gets; if it doesn't pass, the information will have gotten out. Mr. French said he is supportive of this, but is concerned about the limits of the district and about the residential abutters' reactions. He said he is concerned about reaching out to the residents prior to Town Meeting. Mr. Burke said Dr. Mullin's top three recommendations were the business park, downtown and TOD. Mr. Burke said a number of things could be done prior to Town Meeting, like a mailing and an informational meeting. Mr. Penney suggested the mailing should be first, to explain the proposal, followed by a public meeting. Mr. Cleminey asked if any changes were made to the I3 uses under the TOD proposal; Mr. Burke said the 13 uses remain the same because the intent was not to change any uses in the underlying zone. Mr. Clemmey said there are a couple of large parcels in the area, and not allowing a mix of uses could result in parts not being usable. Ms. Ashman - Collins said TOD allows more density and mixed -use. She said none of the landowners' existing rights would be taken away, and enacting TOD would provide more options, not fewer. Mr. Burke said the vacant land near the train station has a lot of development opportunity and a lot of potential value that is not being utilized. Mr. Penney said he would be willing to move forward with this, but if there is an outcry at the public hearing, it should pulled back. Planning Board March 13, 2013 8. Public Comment Mr. Oreste said he is glad to see rowhouses will not be allowed in TOD. Motion: To adjourn at 10:00 p.m. (Penney - Oreste) All in favor. PASSES Next Planning Board meeting: March 27, 2013 at 7:00 p.m. Signature of Clerk 4, Date of Approval 7 Planning Board March 13, 2013