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HomeMy WebLinkAboutmin of planning brd 09/24/03 ,- Planning Board Minutes September 24, 2003 T I;) 9: 06 Present: Tom French, Chair; Bernie Dolan, Doug Annino, Fred Armstrong, Ken Torman, Walter Jenkins ; Shaun P. Burke, Director of PI and Develo ment r; 1. Meeting called to order at 7:30 p.m. ... 1 (' r-. ,\.1;". I 2. Correspondence I.September 10, 2003 Minutes Motion: To approve as submitted (Torman-Dolan) All in favor. PASSES 2.Special Permit to be signed - Gourdin Estates Residential Compound - Mill Street Motion: To sign the special permit (Dolan-Annino) Five in favor. Torman abstained. PASSES 3. New England Planning newsletter 4. Meeting notice - SRPEDD 5. SPREDD Regional Review 6. ZBA decisions - 20 Granada Circle (Granted); 14 Columbine Road (Granted); 1132 School Street (Granted); 99 Church Street (Granted); 33 Donald Allen Drive (Granted); 15 Bird Road (Granted) ,- I 3. Form A Plans Willow Street - Willis. Lot IA is three acres, with 150 feet of frontage but only 100 x 100 lot width. Lot lA will be deeded to Lot 2A, which has 150 feet of frontage on Willow Street. Motion: To endorse the Form A (Dolan-Annino) All in favor. PASSES Kerry Drive - Francescon - The lot is pre-existing, non-conforming for frontage and lot width. The portion Mr. Francescon wants to sell, Lot 59A, will not increase the non- conformity; the lot will still have 63,000 square feet. Motion: To endorse the Form A (Dolan-Annino) All in favor. PASSES 4. Preliminary Subdivision Review - Eastman Street - Suzanne Mary Development Ralph Maloon, RIM Engineering, explained the plan for 18 acres of land from East Street to Eastman Street. It was approved as a subdivision 10 years ago, but the approval ran out. The wetlands have been flagged, and there are considerable wetlands, rare species and vernal pools. Sheet A shows a conventional subdivision, with two Form A lots on East Street in the R2 zone, and four lots in the subdivision. Because of the vernal pools, there is no way to run the utilities through the site. There is sewer on East Street, but not on the Eastman Street side. Preliminary soil testing has been done on both sides of the site, and all the lots will perc. The East Street side is a field with 5-6 feet to groundwater, and the Eastman Street side is all wooded. r- Sheet B shows a residential compound, with a shorter roadway, four lots and open space. The two Form A lots are shown on East Street. r- Sheet C shows a three-lot residential compound on the Eastman Street side, with a second residential compound on East Street, and a road running between the two Form A lots to a third lot in the back. This would reduce the amount of clearing in the wooded area, with the building done in what is currently an open field. Mr. French noted the driveway on the East Street side is in the R2 zone and asked if that would be allowed, since a residential compound is not allowed in that zone. Mr. Dolan said this plan appears to show two developments. Mr. Maloon said this was the way the subdivision was drawn when it was approved originally, but that was before the local wetland by-law. He said he would be doing test holes for drainage. Mr. Jenkins said the vernal pools are at 138, with the houses at 142. Mr. Maloon said that area would have to be filled to get the houses up to 148-150. Mr. French asked what waivers would be needed for the conventional subdivision. Mr. Maloon said he didn't think there would be any waivers necessary, then said he may ask for sidewalk or width of pavement waivers. ,- Mr. Burke asked if an easement from the abutter would be needed to put in the wall. Mr. Maloon said he wouldn't be going on the abutting land, but said they may want a fence on the uphill side for safety. Mr. Burke said 2-1 is the maximum slope adjacent to a road. Mr. Maloon said he thought it was best to build the road as close as possible to the property line. He said if the wall had to be high, he would have the design stamped by a structural engineer. Board Comment Mr. Armstrong said he didn't think the Zoning By-Law would allow two access roads to the development. He asked why the backland isn't made the open space on the first compound plan. Mr. Maloon said that could be done, but he would keep the larger wetland within lot 6. The Zoning By-Law says the open space cannot be more than 30 percent wetland. Mr. Burke said if it can be shown that the minimum requirements are met, there can be extra land included. Department Head Comment Mr. Dolan read comments from Ptlm. Lawson, Mr. Field, Mr. Gaffuey, Ms. Langille and Mr. Lewis. Mr. Maloon said he thought Mr. Lewis's concern was about Lot 6, not Lot 2, being buildable. He said he would have to go to the Conservation Commission regarding the wetland lines. r- Mr. Annino said he would have a problem with the three-lot subdivision off Eastman Street, and since the property has access off East Street, he would rather have limited access to the back land from East Street. Mr. Maloon said the problem would be the vernal pools in the middle of the site because he wouldn't be able to get a road past the ,- vernal pool. He said he might be able to put in a small cul-de-sac with two lots without crossing the vernal pool at all, and leave the backland for open space. Mr. Dolan said he wasn't sure the applicant could demonstrate the conventional subdivision could be built, so the rest of the discussion would be moot. Mr. Maloon asked if the road came in from East Street, would he be able to get a waiver from the 60- foot cul-de-sac radius because there would only be three lots. Mr. Dolan said he would be willing to consider that. Mr. Annino agreed. Mr. French said he was also concerned about another curb cut off Route 106. Mr. Jenkins said he was concerned about visibility in this area. Mr. Annino said Route 106 is a very busy roadway, and it wouldn't make sense to add another curb cut for three lots. Mr. Burke said the frontage required for a Form A lot on Route 106 is 300 feet. Mr. Armstrong said three additional homes would not generate much additional traffic. Mr. Maloon said there would be approximately 300 feet between this roadway and Sturbridge Drive. Mr. Burke suggested Mr. Maloon talk to Mr. Lewis about the application of the Conservation Commission's corrected bylaw to this plan. Mr. Maloon said he would do that, and requested continuing the discussion. He said he would be filing for a wetland line determination with the commission r' Motion: To continue the preliminary plan discussion to November 5, 2004 at 8:00 p.rn. (Dolan-Torman) All in favor. PASSES 5. Discussion About School Street Development Lou Masiello, WS Development, explained his company manages and owns real estate in New England. This proposal is for 500,000 square feet of retail space at School Street, Route 140 and Route 495. Mr. Dolan said he was concerned that the Mansfield site is in a primarily residential zone. Mr. Masiello said the main access point would be from School Street, with a single traffic light. The concept plan shows several other access points, but he said that would likely change. He said there would likely be one main access and a second for service vehicles. Mr. Masiello said they have approached the state about a curb cut from Route 140, but were denied. Mr. Dolan asked if something like the overpass off Route 140 to the Galleria Mall in Taunton would be possible. Mr. Masiello said he has spoken with MHD District 5 to explain the ENF and methodology of their study, and to push for a direct connection from Route 140. He said he proposed to MHD that they take land from the property and his company would construct the access, but that was also denied. He said their design would involve a reconstruction ofthe Route 140/School Street connection, with double left turns from 140 onto School Street, and from School Street into the site. ,- ,- Mr. Masiello said quite a bit of land would be left undeveloped, as there are wetland areas on the site, along with a farm pond. He said they went to the Conservation Commission in the spring and had the wetland line approved. Mr. Masiello said they have discussed the extension of sewer and water service to the site. They have approached MassElectric, which has a power easement across the site, and is willing to have the easement and power lines relocated. Mr. Masiello showed the board a plan ofthe existing wetland conditions, and said they would design the development around the wetland areas. He said there would be some mling in two wetland systems on School Street for the widening. Mr. Masiello said they would be trying to bring in a business-type hotel, but they do not have tenants for any of the buildings proposed at this time. He said his company would continue to own the land and lease space to the retailers. He estimated $800,000 a year in real estate taxes. Mr. Dolan said this would have a regional impact and asked if Mr. Masiello has had any luck with state highway curb cuts in other projects. He said there will be a MEP A scoping session coming up, as well as a written comment period. ,- Mr. Dolan said the biggest concern would be traffic. Mr. Masiello said they control all of the frontage on School Street to Route 140, which will be required for roadway widening. Therefore, they could significantly widen their side of School Street without impacting residential uses on the other side. He said the improvements would be in place, even during times the retail uses are closed, which could help some commuters in the morning. He said the design would be done for whichever time of the week is anticipated to be busiest, usually Saturday or weekday evening peak. Mr. Annino said these improvements will significantly impact the aesthetics of the School Street corridor. Mr. Masiello said he thought this is the right location for this development. Mr. Annino said Mr. Masiello would have to do a very effective job proving the development won't have a detrimental impact on the area, including impacts on West Street and the center of town. Mr. Annino said School Street is not a commercial roadway, it is residential. Mr. Masiello agreed, but said this site is zoned for industrial uses. Mr. Jenkins said the town is divided by Route 140 and 495, with three major roads for West or East Mansfield to connect to the center of town - East, West and School Streets. He asked Mr. Masiello to focus on the impacts the development will have on SchooV140, but also on several other intersections. He said he thought residents would actively try to avoid this development by using other routes, and those impacts would have to be studied. He said the Tweeter Center has a major impact on traffic, which will increase when the holiday light shows begin this fall. Mr. Masiello said the range of the scope should be discussed with his traffic engineer, but would probably focus on where people ,- come to the development from. He said the School Street bridge was taken into ,- consideration in the ENF, and they used base traffic numbers from the Erin's Centre project and increased them. Mr. French asked what percentage would be expected to come from School Street; Mr. Masiello said about 50 percent come from 495, with 15 percent from School Street and 20 percent from other locations. Mr. Annino said traffic would be significant; Mr. Masiello said he expected 18,650 new (seasonal peak) vehicle trips per day based on 500,000 square feet of retail use. Mr. Annino said he thought it would be much more than that. Mr. French asked how far down School Street will be studied; Mr. Masiello said the School Street corridor, from the front driveway to Route 140, and back on School Street as far as the queing lanes for the site. They have not done any further studies west on School Street. Mr. French said MEPA would determine how much additional area would be studied. Mr. Burke said the town could request an additional study area, and said he would likely ask that a study be done as far as North Worcester Street. He said he thought a lot of people would come to this site through West Mansfield, rather than on Route 495. Mr. Jenkins asked if there would be a supermarket; Mr. Masiello said he didn't think there would be. He said he thought there would be a large department store, such as Kohl's or Dick's Sporting Goods, as well as a Linen's & Things, and some restaurants at the School Street side of the property. Mr. French asked about WalMart. Mr. Masiello said he didn't believe either WalMart or Lowe's will want to come to this site. Mr. French asked about a shopping center of this size with only one entrance. He said r there appear to be four lanes coming off School Street; Mr. Masiello said there would be two lanes in and two out at the entrance, but at the crossing over the pond, there would be two lanes in and one out. Inside the parking area, there would be one lane in and out. He said they have had talks with several movie theaters, which require more parking spaces. ,- Mr. Annino said he was disappointed in the site plan. He said the existing site is beautiful, and the plan doesn't utilize the natural site features. He said it didn't make sense to have the main entrance pass behind the stores, with traffic passing by the loading zones. He said it looks like a traditional strip center, which is not what new successful shopping centers are being developed as, with fewer large parking areas, more pedestrian areas and fewer large stores. He said the scale and the parking lots are too big as presented. Mr. Masiello said what is being built today are facilities like the ones in Bellingham and Smithfield, RI. Mr. Annino said he wouldn't want facilities like those in Mansfield, with long strips of block stores visible from the local roadways. He said the development would have to be sensitive to the scale of the town, and especially to the School Street area. Mr. Masiello said his company doesn't build strip malls. Mr. Annino said he didn't want to see the backs of buildings; Mr. Masiello said he would provide cross sections during the development. Mr. Annino presented a sketch he had drawn, showing other possibilities for development. Mr. Masiello said he would take the sketches with him for consideration. He said one of the major issues would be providing adequate parking. Mr. Dolan suggested the board might consider some flexibility of the parking regulations if the parking could be reconflgured more attractively. ,- Mr. Masiello said they would investigate subsurface drainage with groundwater recharge. He said he agreed that the existing pond on the site should be utilized. Mr. French asked Mr. Masiello to consider the single access from this site; Mr. Masiello said he would look at that, but noted there are wetland issues. Mr. Jenkins said he assumed the developer would want the site to work well, so he encouraged Mr. Masiello to consider these issues carefully. Jack Walsh said the parking density is what causes the design the board doesn't like and asked if the Planning Board would be able to waive the parking requirement. Mr. Burke explained the ZBA would have to grant a variance for less than the required parking. Mr. French said if the applicant could demonstrate that lower parking would create more open space and allow creativity, he would support it. Mr. Armstrong said he would, as welL Mr. Dolan said he would not support less parking without a change in the layout. Dr. Torman said he would like to see an emergency access road. Mr. French agreed. Mr. Annino suggested the applicant come back with plan changes in stages, rather than a completed application. Mr. Masiello said he would also have to design a development the retailers would want to be involved with. ,- I 6. Public Comment Mr. Flynn said the stores that were mentioned previously are already in the area, and said he would like to see some variety in the School Street site. He said traffic will be the biggest issue. /7. Around the Table Mr. Dolan thanked Mr. Annino for all the effort he put into the School Street discussion, and said he thought Mr. Annino's comments were generally reflective of what the board would like to see on the site. Mr. Flynn said he was concerned that no one in town was aware of this meeting, and suggested something this large should have been publicized. Mr. Jenkins explained this meeting was a very preliminary working session, not a public hearing. Mr. Burke said this was a public meeting, and the point was simply to meet with the developer and have a broad discussion. Mr. Annino suggested newspaper articles or a column about Planning Board issues. Mr. Dolan suggested the town's website or local cable access. Mr. Flynn said SPREDO will be publishing a "Smart Growth Audit." He said Transfer of Development Rights can now be transferred between towns, and development incentives will be given to shift high-density development to "transportation nodes." He said he was concerned about a change from locally to regionally controlled zoning. Mr. French asked about the entrance to Erin's Centre at West Street; Mr. Burke explained there were three plans, and the entrance was not built according to any of them. He said r when the entrance was installed, he asked for an as-built, which had no stamp or detail ",-- when it was submitted. New plans from Appledore Engineering were received, and Mr. Burke and several other department heads have met with them. Appledore wanted to talk about modifying the special permit. Mr. Burke said plans have been received showing the way it should have been buih, the way it was actually built, and what the developers are willing to do. The Police Department is not comfortable with any of the proposals, and Mr. Sullivan is working on an alternate proposal. Mr. Burke explained the Building Inspector has tied the Shaw's Certificate of Occupancy into resolving these issues. He said if the issues are not resolved and a complaint was filed with the building inspector about the site being in violation of the special permit, Shaw's would be likely to resolve the problem immediately. Mr. Flynn told the board about the warrant article for the acquisition of the King parcel at Special Town Meeting. A self-help grant will provide 60 percent reimbursement. Motion: To support the Conservation Commission article for the acquisition of 47 acres on the Canoe River off the end of Deep Run and Canoe River Roads at town meeting (Annino-Armstrong) All in favor. PASSES Mr. French reminded the board about Town Meeting Tuesday, September 30 and the Affordable Housing meeting Thursday, September 25, and Mr. Burke reminded the board about the Economic Development Workshop on Monday, September 29. Mr. Burke said he has spoken with several companies which have been contacted by the Lakeville industrial park about relocating. ",-- Mr. Dolan told the board the CIP had supported the School requests, the skateboard park, the I & I program, and the HV AC system for the Police Station and Library. I 8. Adjournment Motion: To adjourn at 10:30 p.m. (Dolan- Torman) All in favor. PASSES Date of next meeting: October 8, 2003 at 7:30 p.m. Oct- ~. 700 3 Date of Approval ,-