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HomeMy WebLinkAboutmin of planning brd 07/14/04 ~ECEIVEI r Planning Board Minutes I r;! E R r~ S 0 F F 'C E July 14,2004 04 AUG /6 AM": 05 Present: Tom French, Chair; Fred Armstrong, Clerk; Doug Annino, Ken Torman, John DeMassi, Frank Holmes HAtlSf IELD SbaunP. Burke, DirectorofP MASSACHUSETTS r!'."~.i".'.~0~N\tF';\ ',et'H .....".>...... 1. June 23, 2004 minutes Motion: To approve as submitted (Torman-DeMassi) Five in favor. Holmes abstained. PASSES 2. ZBA application for variance - Jennifer Drive - BV Realty Trust The application is for the creation of two lots with less than the required frontage; the back land, which abuts the Canoe River, will be donated to the town. Mr. Burke said this applicant had come before the board severallOOnths ago to discuss this proposal. He said the town already owns about 60 acres around the Little Canoe River; this donation would add 30.2 acres, giving the town control of the land on both sides of the river in Mansfield. Mr. Burke said either way, the land is too wet to do anything with, but he felt there is a difference between undeveloped private land and public land. Mr. Annino said it makes sense for the town to have control over a piece of land this large. Mr. French asked if there is any hardship; Mr. Burke said the application talks about shape and topography. He said it is an oddly-shaped parcel r with undulating topography, and has a lack of frontage. He said the Jennifer Drive side only has 30-40 feet of access, so each driveway would only be about 15 feet wide. Mr. Holmes asked if they could build a road off Jennifer Drive for these lots; Mr. Burke said it was possible, but it would require wetland crossings. Mr. Burke said he thought there is a greater good and suggested sending the ZBA a positive recommendation because of the public interest in the acquisition of the land on both sides ofthe river. Dr. Torman asked what kind of access the land would have; Mr. Burke said the Conservation Commission regulations specify passive recreation. Motion: To send the ZBA a positive recommendation. Although the board questions the hardship, it does support the applicant's proposal to donate 30 acres to the town and feels that is a substantial benefit to the town to connect green space along the Little Canoe River (Annino-Armstrong) All in favor. PASSES 2. July 1, 2004 letter from Board of Selectmen re: Appointment of Frank Holmes 3. ZBA decisions - 1 Cushing Lane (Granted, no recommendation); 65 Park Street (Granted, negative recommendation); 980 Maple Street (Granted, negative recommendation); 18 Cooper Road (Granted, positive recommendation); 11 Colonial Drive (Granted, negative recommendation); 67 Pilgrim Road (Granted, negative recommendation) 4. Building Permit Report - June 5. Meeting notices Att1eboro, North Attleboro, Norton, Plainville, SPREDD Regional Review 6. Planning magazine i ,,-. Mr. DeMassi asked about the structure; Mr. Donovan explained it is three stories, with the second and third floors being used as one unit now. He said he plans to vinyl side the house. Mr. Annino said this is an intensification of a use on a tight piece of property, and the abutting buildings are very close; he said he was concerned about public safety. Mr. Burke said the physical structure wouldn't be changed; Mr. Annino said there would be three families rather than two. Mr. Burke said historically, this was a rooming house with many people living there. Mr. Donovan said the top floor apartment would be a one- bedroom unit. Mr. Annino said he didn't see any benefit described in the application. Mr. Donovan said he planned to do some landscaping in the front of the site; Mr. Annino said he wanted to see that on the plan. He said he would also like to see the entrances and exits shown on the plan. Mr. Donovan said this has been an older, unattended site for a number of years, and he has done a lot of work to the back of the site. He said he plans to vinyl side the house and landscape the front. ,,-. Mr. French said because this is a special permit, the board has to make the finding that the benefits outweigh the detriments based on the tests in the Zoning By-Law. Mr. Donovan said this would not effect the abutting properties, would add downtown housing, and the house has been and will continue to be improved. Mr. DeMassi said without seeing anything on the plans, the board will not have anything to which to hold the applicant. Mr. Donovan said all the work would be done on the interior, so there wouldn't be anything to show on an exterior plan. Mr. Annino said he would like the plans to show walks, entrances and exits, landscaping, dimensions of existing driveway, parking spaces, lighting, dumpster or trash enclosure, size of the garage, dimensions of the house, landscaping, dimensions and setbacks from property lines, abutting buildings, and an explanation of the planned enhancements. Mr. Holmes asked what effect the new pavement would have on the drainage and if there would be any impact on the abutters. Mr. Annino suggested revising the plan and reviewing it with Mr. Burke. Motion: To continue the public hearing to August 11,2004 at 7:45 p.rn. (Annino- Torman) All in favor. PASSES The clerk read a request from the applicant's engineer to continue the public hearing to August 11,2004 Motion: To continue the public hearing to August 11,2004 at 8:45 p.rn. (Annino-DeMassi) Five in favor. Holmes abstained. PASSES ,-.. ,,-. 1">>~;'.ttli"'.I~ti'...h Mr. DeMassi asked about the building that was recently razed on North Main Street; Mr. Burke explained that will be retail on the first floor with apartments on the second and third. The parking for the residential units will be in the back. Mr. DeMassi asked about the land on the comer of Copeland and Chauncy Streets; Mr. Burke explained that is a former town-owned building now owned by the doctor next door. There have been several proposals for the site, none of which have worked because of the parking constraints. Mr. French explained there are six members present, but Mr. Holmes will not be able to participate because he was not at the first meeting. The applicant's representative said he would like to continue. Joseph Cabral, Dempsey Group, Inc., showed the board samples of the bricks they plan to use. He explained the colors are shown on the revised plan; the first two feet will have a split face concrete band. The vinyl siding will be "wicker" colored. There will be shutters on the rear of the building, the storefront and windows will be white. They will use architectural shingles with shades of tan and red. Mr. Cabral showed the board r- photographs of a pergola between the two buildings, which will run the first 12 feet of the walkway, with the condensor units housed at the rear. Mr. Cabral said the parking lot lighting has been revised to introduce three poles at the rear of the lot. Mr. Cabral presented a spec sheet for the light poles, which area about 12 feet high on a three-foot concrete base, with the light directed toward the parking area "Down lights" will be used around the perimeter of the building to light the structure, and recessed lights will be used under the second story portion. Mr. Annino asked about the type of light and wattage. Mr. Cabral said he would get that information. Mr. Annino asked about the transformer. Mr. Rego explained he had spoken with Ms. Langille at the Light Department, who said they would like to service the building with existing poles on West Street to pole mounted transformers. Mr. Annino said the service is too big for pole-lOOunted transformers. Mr. Rego said they could also IOOve the dumpster and place the transformer at the rear of the building. Mr. Rego said they had tried to address the board's and the department head comments. He said the biggest issue is traffic, and he looked at a number of options. He said the original plan couldn't be modified too much, but he did add a Right Turn Only at the West Street exit, a stop sign and pavement markings on the plan. r Mr. Rego said the type, size and quantity of plantings have been added to the plans, including low-growth shrubs around the building. r- Mr. Rego said there had been a question about the dumpster size; he said he has checked with Waste Management about that issue, and was advised that a three-yard dumpster would be adequate. A four-yard dumpster is shown on the plan. Mr. Rego said Ms. Langille would be contacting the project's engineer about whether the transformers could be pad or pole mounted. Board Comment Dr. Torman asked about making the site one-way traffic. Mr. Burke said the most important thing is to discourage left turns out of this site. Dr. Torman said he was also concerned about a left turn into the site. Joseph Russo said he takes a left there every lOOming and has no problems. Mr. Rego presented copies of the revised site plan dated July 14,2004. Dr. Torman asked about the south-facing wall. Mr. Cabral said they had looked at that, and decided it would not be effective to add more windows. Mr. Annino said that wall needs additional glass and without it, the building won't look as good as it could. r- Mr. DeMassi asked about the phased building plan. Mr. Cabral said the second building would be built, then the original building will be razed. Mr. DeMassi asked what would happen if the first building is buih and the original building isn't razed promptly. Waher Suchlog said that is a financing issue, and the owners will need the income from the second building in order to keep the business running. Mr. Annino said there had been discussion at the last meeting about sidewalks and street trees in the front of the building. Mr. Rego said they didn't think that would be a cost effective way to develop the site. Mr. Annino said he would much rather see a sidewalk than the plantings. Mr. Rego said that could be added. Mr. Annino said he thought more sidewalk would be better for the businesses on the site, and was concerned the small planting bed shown wouldn't be kept up. Mr. Annino said the dumpster shown may be too small and suggested a larger dumpster enclosure with two dumpsters. Mr. Rego said it couldn't be wider, but could be made deeper to accommodate two dumpsters. Mr. Annino said he wants to see specs on all the light fixtures. He said he likes the pergola, but thought the back of the condensers should be screened. Mr. Annino said the handicapped space has to be eight-feet wide. Mr. Annino asked if there is a fence at the back of the dumpster; Mr. Rego said there is and showed the board a detail of the dumpster enclosure. r Mr. Annino said he likes the proposed brick and shingle colors. - Mr. Armstrong asked about moving the buildings back to allow for wider sidewalks; Mr. Rego said they could not be because the parking spaces are almost at the back lot line. Mr. Cabral said the front walls of the new buildings are further back than adjacent buildings. He said the buildings are as far off the street as possible to allow for the required parking. Mr. DeMassi asked if the West Street driveway could be made exit only. He suggested the parking spaces could be angled, the buildings pulled back and the sidewalk extended. Mr. Rego said he would lose parking if they were angled and said a one-way traffic pattern would hinder the flow on site. Mr. Annino said traffic is an inherent problem in downtown areas. Mr. French agreed and said this is a good project. Mr. French asked about the planters; Mr. Rego said they are flush with the ground. He said he would eliminate the planters on the North Main Street side and add street trees. Mr. Annino said he would rather see that on the West Street side as well. The applicant asked who would maintain the trees; Mr. Annino said the owners would have to plant approved street trees, and the town and the owners would maintain them. Mr. Annino said the idea is to create a street canopy and keep the windows accessible. (' Mr. Cabral asked if the trees would become town property and who would be liable if one fell. Mr. Rego said the property line goes right up against the sidewalk. Mr. Annino encouraged the owners to plant them on their property so they could do what they want. Mr. Barba suggested using large planters. He said he was concerned about the sidewalk plows. Mr. Annino said that was a good idea, but said he would still like to see some trees. Mr. Burke said the tree grates would help protect them. - Motion: To approve the special permit with the following conditions: 1. A schedule of development will be submitted, with the existing building to be demolished within 6 months of the issuance of a certificate of occupancy for 4 North Main Street 2. The sidewalks widened at the West and North Main Street sides 3. Specifications on all site lighting; 4. Wider sidewalks and street trees on the West Street and North Main Street side, minimum two-inch caliper from the town's street tree list 5. Deeper dumpster enclosure to accommodate two dumpsters 6. Additional windows on the first floor storefronts on the West Street side 7. Screening of condensers 8. Handicapped van accessible parking space shown on the plan 9. Minimum 5-gallon containers for landscape material used throughout 10. No variances are to be granted from these conditions 11. The sidewalk will have to be covered and a police detail may be needed during demolition and construction 12. All changes to the plan must be made and submitted to the Planning Department during the 20-day appeal period r ,,-. Torman - In favor. The benefit is the removal of a structure that should have been removed long ago, it will improve downtown, and this is an excellent project. DeMassi- In favor. The benefits outweigh the detriments, especially with the removal of the building for safety concerns. The new structure will make a fantastic entrance point to North Main Street. Annino - In favor. The benefits outweigh the detriments. This is a gateway to Mansfield, sets precedent for future development of downtown area, and cleans up a major intersection. Armstrong - In favor. The benefits outweigh the detriments. I commend the applicant for doing a great job, this will be a good building and an improvement to this part of town with additional retail and residences. French - In favor. The benefits outweigh the detriments, this will be a terrific project at the entrance to the retail area of town, increase in tax base, is consistent with discussions about downtown improvements and with the Zoning By-Law. All in favor. PASSES ~ Motion: To close the public hearing (Annino-DeMassi) All in favor. PASSES Dr. Torman thanked Mr. Annino for the work he has done reviewing the School Street retail development plans. Mr. Burke said he would like to lay down ground rules and set an agenda for each meeting at the beginning of the July 28 hearing, since it is going to be a very long, complicated process. Motion: To adjourn at 10:00 p.rn. (Torman-DeMassi) All in favor. PASSES K /) 'joy Date of Approval r