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HomeMy WebLinkAboutmin of planning brd 12/01/04 ,r- il.':' ('E" .,C "./vElj' It;. t(f" ....,;;..; Planning Board Minutes 0'- ..; OFF ICE December 1, 2004 J PEa - 3 PH . Present: Tom French, Chair; Kenneth Torman, Walter Jenkins, "Doug AnDin6; lbhn DeMassi, Frank Holmes N,Ii II~lr~,::rH..lD Shaun P. Burke, Director of PI and Develo ment IS '- A C 11 U c- 1. Meeting eaRed to order .7:38.~ Motion: To appoint Mr. Jenkins Acting Clerk (Annino-DeMassi) All in favor. PASSES I 2.correspeadeace 1. ZBA application variance - 211 Plain Street - sideyard setback The application is for an addition off the side ofthe house facing Dario Way, which is a private way, making this house a comer lot with 40 foot front and side yard setback requirements. The application is for a 25-foot sideyard setback. ~ Mr. Holmes suggested the addition could go off the back of the house and not need a variance. Mr. Burke said the application does not meet the statutory tests for a variance and suggested a negative recommendation. Motion: To send the ZBA a negative recommendation (Annino-Holmes) Mr. French noted that Dario Way is a private way and there are no existing homes behind the lot in question. All in favor. PASSES 2. ZBA application special permit - 112-114 School Street The application is to take down the existing three-family house and replace it with three townhouses. Mr. Burke said a townhouse use is very different than a three- family house; he noted those two uses have separate definitions in the Zoning By- Law. Mr. French said he didn't think this is an expansion or aheration of a pre- existing use. Mr. Jenkins said he would be concerned about three new driveways going out onto School Street. Mr. Burke suggested a negative recommendation be sent to the ZBA. Motion: To send the ZBA a negative recommendation because this is a change in use on the property, is a massive change in the building size and because of the increase in the number of driveways (DeMassi-Holmes) Four in favor. Annino abstained. PASSES 3. November 18, 2004 letter from Steven MacCaffrie to the Planning Board regarding the completion of Cobb Street. Mr. French asked if Mr. Ahem had checked the bond numbers submitted by Mr. Sangermano' s engineer. Mr. Burke said Mr. Ahem had reviewed the whole bond, and the town engineer had reviewed the portion of the bond regarding the deep sewer cuts. The board had accepted the number at its last meeting. Mr. Burke further explained town counsel has reviewed the language of the bond with the applicant's bonding company. The bond has a completion date of July 1, 2005 and will run with whoever owns the property, so if Mr. Sangermano sells the property, the new owner will be bound by the bond. If the work is not done by July 1, 2005, the town will receive the money posted to have the work completed. He said if part of the work is done, the town will get the cash necessary to complete the work, and the insurance company would likely go after the developer for the :full amount. r- Mr. Holmes asked if it would be wise to build the road since there is nothing on it; r- Mr. Burke said there are no houses there now, so there is no public safety issue. However, he said the completion was part of the special permit. Since the approval, there have been ongoing negotiations between the developer and an abutter about that unbuilt property. Mr. Burke said he spoke with Mr. Sangermano, who has said he intends to build the road. He said the town will keep in touch with Mr. Sangermano, his attorney and his bonding company throughout thisprocess. 4. Original bond for the completion of remaining improvements on Cobb Street Motion: To accept the bond for $228,489.00 (Annino-DeMassi) All in favor. PASSES 6. November 16, 2004 letter from Division of Fisheries & Wildlife re: Town of Mansfield Wastewater Management Plan 7. Meeting notices Attleboro, Easton, North Attleboro, Plainville, SRPEDD 8. SRPEDD Regional Review 9. Planning newsletter 10. The Commissioner newsletter 11. Planning magazine 12.November building permit summary 13.ZBA decision - 114 Oak Street -lot frontage, lot width and sideyard setback- Granted (Negative recommendation) 14. ZBA decision - Nicole Road - lot frontage and lot width - Granted (Negative recommendation) ,.~ I 3. Site PIau.B.eview - 261-272Nortla ... Street - Marco era.. Bob Rego, Prime Engineering, explained this plan is for the redevelopment ofan existing site with retail and residential uses. The existing site is two parcels, totalling 15,419 square feet. The site has a three-story wood-framed building with a 5,400 square foot footprint and is currently mixed use business and residential. Mr. Rego explained the proposal is for a 10,500 square foot, four-story building with 1,400 square feet of retail on the first floor, as well as parking for the residential uses above. Twenty nine parking spaces are required; 30 have been provided with two handicapped spaces. The curb cuts are currently on North Main Street and on Old Colony Way; the existing Old Colony curb cut will be eliminated and a new one added. The North Main Street access will be eliminated. Mr. Rego said they tried to address issues that arose in other North Main Street projects, including the addition of street trees along North Main Street. The revised plans also incorporate department head comments. Mr. Rego said the existing site is almost entirely covered with concrete or building. Some additional greenery has been added and the amount of runoff has been reduced. He said he tried to do the best job possible to control on site drainage. There are two deep sump catch basins, which will drain to an infiltration basin in the center of the site. Overflow will be directed to an existing catch basin in Old Colony Way. ~ Mr. Crugnale showed the board an elevation sketch. He said the parking garage and r- retail level would be the first floor, with parking on the Old Colony Way side ofthe building and retail on the North Main Street side. There will be 18 two-bedroom condominiums. The roof will be a mansard-style, imitation slate roof. The first floor will be cultured stone and the second and third will be clapboard-style. Each unit will have a balcony and each unit on the fourth floor will have a dormer. There will be an elevator; Mr. Annino said the elevator would need a penthouse. Mr. Crugnale said he has told his architect the maximum height of the building has to be 45 feet. Department Head Comments The clerk read a memo from the Water Department. Mr. Rego said the existing water service is shown on the plan but will be eliminated and new services added. He said he would submit the required report for the Water Connection Policy. The clerk read a memo from Patrolman Lawson. Mr. Rego said the stop sign has been added. He said some of the curb cuts would be eliminated, which he said would improve the sight distance issue; however, ifa space needs to be removed for sight distance, one could be relocated. Mr. Rego said the lighting plan has been done but was not included in the revised plans. He said there will be two pole-mounted lights. The clerk read a memo from the Light Department. Mr. Crugnale said he has met with Mr. D' Ambra and they will by tying in a new duct bank from the new transformer on Old Colony Way to the proposed transformer. Mr. Burke said the Light Department has been r- concerned about new building's proximity to overhead lighting on North Main Street. Mr. Rego said there is an existing overhead electric on Old Colony Way, not adjacent to the building, which will remain. He said the building was shortened following the department head site plan review meeting so it would be further from Old Colony Way, which will make it further from those overhead wires, as well as give the Fire Department room to maneuver. Mr. Crugnale said he plans to install lights above the awnings. The clerk read a memo from the Engineering Department dated December 1,2004. Mr. Rego said they would show a second benchmark on the plans. He said the stone was shown right at the level of the water table, but said he would reconfigure it to provide the requested two feet of separation. He said the original plans showed collecting as much runoff from the site as possible, so small storms would be collected and infiltrated on site and large storms would run through a 12-inch drainage pipe and overflow from the catch basin to the manhole in the sidewalk. There had been a manhole shown closer to the property line, which can be done if desired. The existing swale was designed because it is a flat site; the swale runs over the parking lot to the rear catch basin. He said they will add a detail for a drain manhole. Board Comment Mr. Holmes asked if the 22-foot wide entrance is too narrow; he said an entrance is typically 24 feet wide for 2-way traffic. Mr. Rego said now that the building has been reduced, that can be increased to 24 feet. Mr. Holmes said the additional landscaping would be an amenity. ,--. r- Mr. Holmes asked how many sub-compact spaces are allowed; Mr. Burke said 30% of the spaces can be sub-compact. Mr. Holmes noted there are 10 shown, but the number should be nine. Mr. Rego said that could be adjusted. Mr. Holmes asked about the door from the stairwell; he said he would be concerned about people being able to get through that door out if a car is parked outside. Mr. Rego said he thought that door would swing in. Mr. Annino said it couldn't swing in and would have to open into a clear area. Mr. Crugnale said the architect's plan shows 29:full sized parking spaces with that door opening into a clearing. Mr. Rego said he would revise the site plan to show that. Mr. Annino said the door shown leaving the elevator cannot be there because it would be swinging into traffic. He said the elevator can be accessed from the side door. Mr. Holmes asked about the street trees and grates and said the 3x3 areas shown on the plan seems small. Mr. Rego said the areas can be lengthened. ~ Mr. DeMassi said he was concerned about the size of the building for the lot it is on He said he doesn't like the exterior of this building; he said he would rather see this building of a more similar style to the one next to it, the Roosevelt. Mr. Crugnale said he had proposed this style specifically to break up those two buildings. Mr. DeMassi said parking under the building isn't something the board has seen before, and was concerned about the lack of windows on that floor. He said he likes the fact that there is additional landscaping proposed. He asked about the size of the dumpster for that many units and how often it would be emptied. Mr. DeMassi asked how the retail units would be handled; Mr. Crugnale said they could be either sold or rented. Mr. Annino agreed the stone on the exterior would be out of character and he would rather see real brick on the building. He said he would like to see additional detail, like grills on the windows, accentuating the balconies or trim work. He said he was concerned about the ventilation on the first floor and suggested it could be opened up with false windows with or without metal grates. He said the retail space on the first floor may someday become more valuable, as the downtown area becomes revitalized. He said 1,400 square feet is somewhat small. He said this would help with the scale of The Roosevelt, but he said he liked the design of that building better than this one. He suggested the condo documents be worded to prevent the balconies from being used for storage or laundry. He suggested accentuating the signage banner with trimwork and lighting and lighting the area between the two buildings to avoid it becoming an alley. ~ Mr. Annino said the street trees might be too close together, suggesting three instead of four with at least 30 feet separation. He said the plan should show how the sidewalk and the curbing will be reconstructed after construction, and show what is between the sidewalks and the property line. He said the dumpster is too small for 18 apartments; the Old Colony Way driveway should be widened; and a pavement detail should be shown, as well as details of the parking spaces, including concrete stops. He said he doesn't think an egress from the garage into the parking lot is allowed. He asked if the transformer would have to be fenced; Mr. Burke said he didn't think: so. Mr. Annino r- suggested it be screened. Mr. Crugnale said there would be a full basement under the retail space for the sprinkler system, electric system and hvac system The machine room will be behind the elevator; Mr. Annino said there would have to be a door to that room. Mr. Crugnale asked where the gas would come in; Mr. Crugnale said it would not be at the front of the building. Mr. Annino asked the distance from the hardware store to this building; Mr. Crugnale said there is a driveway with a guardrail in between. Mr. Annino said he was concerned about what would be seen from North Main Street and how it would affect abutting property owners. Mr. Annino asked to see an elevation showing the Roosevelt. Mr. Annino asked if there will be a loading area required. Mr. Burke said a lot of downtown businesses load through the front door, and a loading area can be waived by the Planning Board if it finds it would not cause a parking problem. He said the existing businesses may load from the front door now. Mr. Annino asked where the mailboxes will be; Mr. Crugnale said they would be inside the lobby and the building will have a buzzer system for visitors. ,-... The board discussed issues with the building's entrances, how they would be accessed and how they would be viewed from the street. Mr. Annino suggested moving the elevator to create a small lobby for the main entrance and the mailboxes. Mr. Annino asked if the four-foot radius at the Old Colony Way entrance will be adequate; Mr. Burke said it would be with the 24-foot entrance. Mr. Jenkins asked the width of the entrance to the garage; Mr. Rego said it is 22 feet. Mr. Jenkins said that should be 24 feet wide. He said he was concerned about the poles within the garage and the difficulty of drivers getting into those spaces. He suggested the retail space may be two tenants rather than one and urged the applicant to consider the need for a corridor in the front of the building. Mr. Jenkins said he liked the design ofthe building, but not the colors. He said he was concerned about the scale and suggested some exterior design elements to break: that up. Mr. Jenkins asked about the brickwork on the Rooseveh; Mr. Crugnale said they have had some problems with the brickwork but will be taking care of it. r- Mr. Burke said he likes the balconies but asked if there would be exterior lighting. Mr. Crugnale said there is bottom lighting along the walkways, and would likely be a lantern on each balcony with the light directed onto the balcony. Mr. Burke said he wouldn't like to see bright lights coming from the balconies. He said he likes the mansard root: which will help to reduce the sense of height. He suggested better defining the pedestrian entrance to the building. He said he was concerned about the grates on the windows and said he didn't want them to look like security gates. Mr. Crugnale said he could have those grates designed so they are attractive. Mr. Jenkins said above a certain height, a ,-., grate may not even be necessary. Mr. Annino suggested lining up the first floor windows r- with the windows on the other floors. Mr. Annino suggested a series of broad arches on the first floor. Mr. Burke asked what the name of this building would be. Mr. Crugnale said he hadn't decided yet. Mr. Burke said he likes the fact that the Roosevelt has an identity. Mr. French said that building is a nice addition to downtown. Motion: To continue the site plan review to January 12,2005 at 7:00 p.m (Annino-DeMassi) All in favor. PASSES 4. SpedalP.,....it l'ublic:H.....,coadB... -Roy Road___tiaI Co_p.uad _ Three Loa oft'EastStreet - ~ Weaezeu The clerk read a letter from the applicant's engineer requesting the public hearing be continued. Motion: To continue the public hearing to January 12,2005 at 9:00 p.m (DeMassi-Annino) All in favor. PASSES ,~ 15. Repetitive Petitiou.Publie ~ - 97 BaIeom Street - Bob Yo... The clerk read a letter from the applicant's engineer requesting the public hearing be continued. Motion: To continue the public hearing to January 12, 2005 at 8:30 p.m. (DeMassi-Annino) All in favor. PASSES I 6. Public C--.t Leonard Flynn, the board's representative to SRPEDD, said he had attended a meeting regarding "pictometry," which is an aerial planning tool. It is a free service that would complement the town's GIS system and would allow views ofa11 sides of buildings. He said there has already been some training in this area, but there will be more sessions. Mr. Flynn said the School Street bridge is virtually finished but there are improvements required for the electric train that will not be done until next spring. The contractor won't sign off until Mass Highway does, which won't sign off until the bridge is completed. He suggested the board write a letter saying it supports whatever has to be done to get the bridge open Mr. French said he would be willing to sign that letter but suggested the Board of Selectmen should send one, too. I 7. Arouud tile T." Mr. DeMassi said he had spoken with Mr. Moretti about what he thought the impacts of the mall would be on the schools. Mr. Burke said Monday, December 6 is the Hatheway-Patterson meeting at 7:00 and Tuesday, December 7 is the downtown workshop at 6:30. He said Hatheway-Patterson has to be wrapped up in January. ,r- Mr. Jenkins said he has visited a shopping center in Rhode Island called Wickford r- Junction and presented a picture of the WalMart in that center. He said major chains are more willing to come up with more attractive designs if they are pushed a bit. Mr. French asked for something from the traffic engineer before the next School Street meeting and suggested a discussion with him about his recommendations before the start of the meeting. Suzanne Estates mylars to be signed Motion: To sign the plans (Annino-DeMassi) All in favor. PASSES I a. AdjournlDeat Motion: To adjourn at 10:00 p.rn. (DeMassi-Holmes) All in favor. PASSES Next meeting: Thursday, December 16,2004 at 7:00 p.rn. (School Street) ~OdQAICL~~ 150'''[ ~. 12, z...t:D'r Signature of Clerk ., Date f pproval r- r--