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HomeMy WebLinkAboutmin of planning brd 02/05/03 !: '1-' f." Planning Board Minutes I ,u. r Tom French, Chair; Bernie Dolan, c~~tru:O~:'~:~~le, Mark Cook, r1~~iAiurlgo,.!~iJ; 02 Armstron s Motion: To appoint Mr. Achille Acting Chair (Dolan-Cook) All in favor. PASSES 1. Minutes January 8,2003 Motion: To approve as submitted (Dolan-Cook) All in favor. PASSES [Mr. French arrived at this time] 2. ZBA decision - 242 Chauncy Street - Fleet Bank Kiosk (at Tedeschi) - Granted 3. ZBA decision - 14 Lancelot Lane - Rear Yard setback - Granted 4. ZBA application - 140 South Main Street - Frotn Yard setback - Gramed 5. Public Hearing notices - Attleboro, Easton, Foxboro, North Attleboro, Norton, Canoe River Aquifer Advisory Committee, JTPG 6. Journal of the American Planning Association 7. Mass Interchange newsletter 8. The NRT Report 9. TransReport newsletter 10. The Beacon 11. Planning magazine r 50 Cabot Boulevard - Four lots with adequate frontage and area are being created. Motion: To endorse the plan (Achille-Cook) All in favor. PASSES Commonwealth ofMassachusetts/Epstein - Comer of Route 140/106- There is no access to this lot shown on the Form A plan; Mr. Annino asked if the plan could be endorsed in that case. The board discussed what the plan is attempting to do; Mr. French suggested it was showing a change in the existing highway design. The plan says it is not a buildable lot. The lot shown has frontage on Route 140, but would not have access. Motion: To endorse the Form A (Annino-Armstrong) All in favor. PASSES Mr. Annino presented the board with some information regarding turning radius and criteria for analyzing a site plan. Bill Buckley, Bay Colony Engineering, presented the plans for a 150,000 square foot, four-story office building on a piece of the former Motorola site. The site is 10.2 acres with some wetlands, including a pond used for recreation and irrigation. Mr. Buckley said he has been to the Conservation Commission for both wetlands delineation and a public hearing. The pond area currently has a drain fed by the roof drains from 100 r Hampshire and the parking lot; that parking will be integrated into the parking for 50 r Cabot Boulevard. There will be adequate parking for both buildings; access to 100 Hampshire will be through an easement. There will also be access to the parking lot and building on the comer of Cabot and Forbes. There will be a new curb cut on Cabot Boulevard to access the main building entrance. There will be 590 spaces, 10 fewer than the original plan because the building has been moved 10 feet to the northeast and out of the 25-foot no disturb zone following the Conservation Commission hearing. The site will be on sewer, water, gas and electric. Stormwater management will be a combination of the existing system on site and a trunk drain running out to Route 495. Prior to tying into those systems, a stormwater management system will be designed to meet DEP requirements. Soil testing has been done on site and the soils are very good. An infiltration system has been designed to run to the underground system with an emergency overflow hooking into the pond drain. The water from the parking lot will be discharged to an underground stormwater system with 1,900 galleys because the soils in this area of the site does not lend itself to infiltration. Site lighting is similar to what exists in that area of the park, with 25 foot poles and metal halide shoebox lights, which will throw very little glare. Landscaping is shown around the perimeter of the site, around the islands and around the buildings. r Board Comment Mr. Achille asked about the tenant; Mr. Buckley said there is a perspective tenant for the site. Steve Brooks, Mansfield Forbes LLC, said that tenant should make a decision soon, and may lease additional space in the park. Department Head Comments The clerk read comments from Mr. Burke. Mr. Buckley has submitted a lighting plan, along with a Form A plan showing the easement for the parking lot. Regarding snow removal, Mr. Buckley said he understood this site lends itself to plowing over the edge of the parking lots, so he has placed guard rails at the edge of the lots. He said he did not know what kind of chemicals would be used on the parking lots; Mr. Cook said in a parking lot that size, it would likely be salt. Mr. Buckley said the management plan specifies cleaning three times a year. Mr. Leite asked if any hazardous materials would be stored on site. Mr. Buckley said there would not be any. Mr. Field said his concerns have been addressed. Mr. Buckley said the Fire Department had asked for an additional hydrant, which he will supply. r- Board Comment r Mr. Annino asked about the pedestrian circulation from the parking lot to the building. Mr. Bucke1y explained there is a concrete walk along the front of the building, and nothing along the back of the building. He said they had considered a sidewalk around the back, but it would have encroached on the wetland. There had been a stone walk proposed in the grassed area; Conservation has asked that the existing gravel walk be connect to a shorter length of stone walk. Mr. Annino said he was concerned about people walking close to the wetland area along that walkway at night. Mr. Buckley said they could do some lamppost lighting along the walk. Mr. Annino said low landscape lighting would be a good idea. Mr. Annino asked if the board has talked about pedestrian circulation in the industrial park; Mr. French said it had not. Mr. Annino asked about dumpster location; Mr. Forbes said it would likely be near the loading dock. Mr. Buckley said he would add it to the plan and screen it. Mr. Annino asked if the transformer would be fenced or screened; Mr. Buckley said he wasn't sure what the electric department would require. Mr. Cook said they would likely require a five-foot blast wall. Mr. Annino asked that it also be screened. Mr. Annino asked about signage. Mr. Buckley said the only signs specified at this time are traffic signs. Mr. Annino asked if there would be a monument sign installed; Mr. Forbes said that was likely. Mr. Buckley said because there is no tenant, it is unclear what a future tenant might want. He said he would add a note to the plans indicating any ,.-. signage would conform with the standard signs in the park. Mr. Annino asked if the boulevard type entrance would be too wide. Mr. Buckley said he felt a single lane would be too narrow and suggested that could be addressed with signage. Mr. French said the entrance is relatively short and shouldn't cause a problem. Mr. Annino asked if the drive on the right side connecting to the other parcel might be a problem. Mr. Buckley said that is just for trucks to get to the loading dock area easily. Mr. Annino suggested the drive be moved closer to the loading dock area; Mr. Buckley said the configuration shown would make it easier for the trucks to enter and exit the site. However, he said he didn't expect much truck traffic to that building. Mr. French asked if the truck dock is recessed; Mr. Buckley said it is not, and a truck cannot pull into the building, which will block one lane of traffic. Mr. Cook asked how often tractor trailer trucks would be at this site, since it will be an office building. Mr. Buckley said it would be rare, and the deliveries would be mostly UPS-type trucks that would go to the front of the building. r- Mr. French asked if there is room to put a sidewalk along the edge of the road to allow access the building without pedestrians having to use the gravel walkway. Mr. Buckley said they meet the parking requirements, but are below what the market wants, which is four per 1,000. He said by installing an additional sidewalk, he would lose another nine spaces. Mr. Buckley said the Conservation Commission requires him to comply with the r 2S-foot no touch zone, and have requested he stay outside of 35 feet. Mr. Armstrong suggested a gravel path off of the paved surface. Mr. Buckley said he should be able to do that, and could design it to meet the other walkway, with a break in the guardrail in a few places. Mr. Annino asked about the size of the base of the light poles. Mr. Buckley said he wasn't sure, but they are typically 24 inches. Motion: To send the Building Inspector a positive recommendation with all the department head comments and board concerns (Achille-Annino) All in favor. PASSES Ralph Maloon, RIM Engineering, explained the preliminary plans showing both an II-lot cul-de-sac cluster subdivision and a conventional II-lot subdivision. He said he would prefer the cluster with a shorter road (650 to center of cul-de-sac) and a 160-foot radius. A number of homes are clustered around the cul-de-sac. The common area will be given to the NRT, which already owns open space land adjacent to Mill Farm Estates. He said he would like to make the center of the cul-de-sac part of the open space and the responsibility of the homeowner's association. The site is on water and sewer, but is downhill and will have to use some type of pumping. He will do soil testing and locate the trees within the common area, leave as .-- many as possible and make a small retention or detention area in that space. There are a number of wetlands, including one that will fall under the state and town by-laws. The wetland line has been flagged and located, but not yet confirmed by the Conservation Commission. Mr. Dolan asked why the open space wouldn't go to the Conservation Commission; Mr. Maloon said it was because the NRT already owns land adjacent to this site. Mr. Dolan said the town also owns open space adjacent to this site. Mr. Maloon said either would be acceptable. Department Head comments The clerk read comments from Mr. Sullivan, who said the cluster appeared preferable to a conventional subdivision, and asked whether the parcel with the greenhouse would be broken off as a frontage lot. Mr. Maloon said with a conventional subdivision, that lot would become lot 12 in the subdivision; with a cluster, it would front on Mill Street. Mr. Sullivan asked about documentation of the ownership of the land; Mr. Maloon said he would provide that. Mr. Sullivan asked for elevations to be shown, and said the plans are incomplete in the following areas: the sewer system and drainage system, soils need to be tested, roadway and drainage system elevations must be shown, drainage calculations demonstrating no increase in peak flow need to be submitted, a DEP stonnwater management form must be submitted. ,- r The clerk read comments from Mr. Lewis saying the density seems high, and if the cluster were approved, it would be good to keep the cul-de-sac as natural as possible, and to have it act as a large detention area. He suggested more thought be put into the drainage system and said it should not discharge into the open space. Easements should be shown for utilities running through the open space areas. Lt. Towne had no comments. Mr. Gaffney said the plan would have to meet the water policy, and an 8-inch main would have to be connected to the existing main in Mill Street. Mr. Maloon said water and sewer services have already been brought to the property; he said he would speak with Mr, Gaffney. Board Comments Mr. Annino asked about pavement width and sidewalks; Mr. Maloon said those would be worked out on the definitive plan. He said the roadway wouldn't be more than 24 feet wide; Mr. Dolan said the board probably wouldn't want the road to be that wide. Mr. Annino agreed, saying he preferred a narrower roadway. Mr. Achille asked whether sidewalks would be necessary. Mr. Annino suggested not installing sidewalks but rather constructing some type of trail that might connect to some existing trails. Mr. Cook suggested a donation to the sidewalk gift account. Mr. Dolan said he like the cluster better than the conventional subdivision; Mr. Achille r agreed. Mr. Dolan said he would rather the land go to the Conservation Commission than to the NRT. Mr. Maloon said he would ask the commission if it would like the land when he goes before them for the wetland determination. Mr. Dolan asked about the grinder pumps. Mr. Maloon said the advantages to grinder pumps is that they are individually owned, so the town does not have to maintain any additional equipment. Mr. Dolan asked how much capacity the system would have in the event of a power outage. Mr. Maloon said state regulations require 24 hours of storage, and if the pump fails an alarm will go off inside the house. Mr. French asked if any waivers would be needed to build the conventional plan; Mr. Maloon said he didn't believe so. He said he preferred the cluster over the conventional because it would allow development while creating a buffer area from other subdivisions, as well as open space. Consensus of the board is a preference for a cluster with a narrower roadway (18-22 feet wide) for less impervious surface and slower traffic. Mr. French said the board should think about the sidewalk issue and urged Mr. Maloon to work with Mr. Burke and Mr. Sullivan on this proposal. Mr. Maloon said he would look into an easement for a trail through the common land, which could result in a large trail loop. r- Mr. Annino suggested Mr. Maloon think about setbacks and present a proposal that will result in a nice development. r Mr. Mendlowitz has requested a continuance until February 26, 2003 Motion: To continue the public hearing until February 26,2003 at 8:30 p.m. (Achille-Dolan) All in favor. PASSES Mr. Cook asked whether the Master Plan included anything about sidewalks. Mr. Dolan said he didn't think it did. He suggested getting donations to the sidewalk fund from developments like the Mill Street preliminary plan discussed previously, where they may not be necessary, and use that money in the downtown area, where new sidewalks or repairs are needed. Mr. Dolan said he would like to see the developers show how much the sidewalks would cost to install, and donate that amount to the sidewalk fund. Mr. Cook suggested there might be other things within the subdivision that could be upgraded rather than sidewalk installation. Mr. Dolan said he liked the idea of trails. Mr. Armstrong said without sidewalks, the road would have to be wide enough for safe pedestrian travel. Mr. Annino agreed, but said with a short roadway, there would be minimal traffic. Mr. Dolan said he was concerned the NRT puts too many restrictions on land they own and he would prefer open space land be donated to the Conservation Commission. r Karl Clemmey said he was disturbed about the board's recommendation on the Erin's Centre signs to the ZBA and said he believed the letter did not reflect what the board discussed. Mr. French said he would appreciate it if Mr. Clemmey would not call him at home again, and said the letter was factually correct and represented what the board voted. Mr. Clemmey said he believed Mr. French and other board members should be available to speak to members of the public outside of meetings. Mr. Clemmey said he had submitted an article for the Annual Town Meeting warrant suggesting there be two associate members appointed to the board in case the regular members cannot attend or participate in special permit hearings. Mr. Annino asked how many area communities have associate members on their Planning Boards. Mr. Clemmey said he would look into that. Mr. Dolan said most communities have a five- member board. Mr. Dolan said he thought that if members felt they could vote impartially, they should participate, but said he understood the issues with perception. Mr. French said he thought there are both positive and negative aspects to the idea, but said he didn't know of any towns in the area with associate members. Mr. Clemmey said during the construction of the Village at Willow Crossing, he was made to build two sidewalks, which cost him an extra $100,000. He said the Planning Director insisted the sidewalks be built and the board had agreed. Mr. French said that ,.-. was a very different situation than a cul-de-sac like the one previously discussed, and that he remembered the board had been very concerned about the safety of elderly residents of r the Village at Willow Crossing. Mr. Dolan asked about the target date for the Shaw's; Mr. Clemmey said it was June 1. Mr. Dolan asked when the trailers would be removed from West Street; Me, Clemmey said it should be within a month. Mr. Clemmey said there are a number of new vacancies in the industrial park. Mr. Dolan said he had spoken to Sherry Clancy a few months ago about whether there is anything the board could do to help out businesses in the industrial park; she said there wasn't, and added that Mansfield is one of the better towns to deal with. Mr. Clemmey said there is no trailer storage in the industrial park and trailers have to park along the side of the road. Motion: To adjourn at 9:45 p.m. (Achille-Dolan) All in favor. PASSES Date of next meeting: February 26,2003 at 7:30 p.m. ~~~ Ignature of Cler~ '-- 2...- ~ {4.-tJ ~ - Date of Approval r r