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HomeMy WebLinkAboutmin of planning brd 11/12/1997PLANNING BOARD MINUTES November 12,, 1997 r, i C`;C ° ( � Present: H. Thomas French, Jr., Chairman; John D. Sullivat}, 7t: ;.Clerk Ber7i5e J. Dolan; Marydee Flynn; Scott Frank; Thomas P. McShane and Kedde f 14.16rman. Also present was Shaun P. Burke, Director of Planning and Development. Meeting Called to Order at 7:30 p.m. 1. Minutes of November 5, 1997 - Just distributed: hold for approval at next meeting. 2. Form J Release for Lot 1 of Donald Estates, along with letter from Hochman & Nugent explaining that Lot 1 was inadvertently omitted from previous Form J they prepared. Motion: To sign Form J releasing Lot I of Donald Estates. (Sullivan - Dolan) 6 -0 with Mr. McShane not present 3. Memo from Dan Clifford re: Street Acceptances for Special Town Meeting 4. Letter from Barbara Mahoney re: Senior Housing proposal for Oakland and Charles Streets: Mr. Burke noted that this appears to be setting the stage for a comprehensive permit application. Bill Buckley of Bay Colony Engineering reviewed the plan showing the proposed expansion of Eastern Container for which they are requesting the Board's input regarding increased impervious surface and floor area ratio. He explained that the present non- conforming nature of the site is accommodated by a Special Permit and a Variance obtained in 1990 and 1991. The existing building is on a 10.7 acre parcel located on the Borth side of Maple Street and east side of Oakland Street. The proposed expansion will increase the impervious area from 62 peicent to 65 percent and the floor area-ratio from 30 percent to 34 percent. Drainage is a concern because the parcel is located in a water resource protection district. He reviewed proposed drainage improvements and stated they will be seeking a Special Permit from the Zoning Board of Appeals for additional curb cuts which they believe are necessary to separate truck traffic from employee and visitor parking. They will also be asking the Zoning Board of Appeals for modification of the landscaping requirements as a result of the location and size of their curb cuts, but will be improving the streetscape of the site. Mr. Buckley introduced the other members of their team who were present to answer the Board's questions. They were Kevin Quinn and Jeff Prince, architects; Steve Malley and Minutes of November 12, 1997 the Sales Manager from Eastern Container; and Garrett and Frank Spillane, attorneys. During the discussion which followed, Mr. Prince pointed out that they are maintaining 35 percent open space in compliance with the underlying zoning district and Mr. Buckley noted that they are improving the drainage system. Mr. Sullivan stated that he is concerned with what they have now and that they are creating more impervious surface, which is already above the 15 percent the water protection district calls for. Mr. Buckley replied that more than 15 percent is not prohibited - -it just makes it a special permit and that he thinks they can satisfy the concerns. Mr. Prince explained that the phasing of the project is construction phasing to maintain dock access during construction. Garrett Spillane noted that Eastern Container has a warehouse on Suffolk Road that necessitates about twenty truck trips per day which they may be able to eliminate. Mr. McShane asked how they intend to improve the streetscape while also requesting a landscaping variance. Mr. Buckley explained the landscaping variance they will be needing is due to the size, number and location of the curb cuts. Mr. Quinn noted that the facility was originally two buildings that were serviced from two streets. The landscaping issues are the result of there being two buildings on different streets and that, through this proposal, they are trying to clean up the parking and access issues. Mr. Malley also noted that Eastern Container bought the property at two separate times. Mr. McShane asked what alternatives had been looked at in terms of putting parking lots in a different place or closing off curb cuts. Mr. Prince explained that there are industrial material flow issues to be considered regarding where existing equipment is located within the building and that they also need the ability to maneuver trucks and trailers. The parking as proposed is the only way they can prevent tractor - trailers and passenger vehicles from having to criss- cross. Mr. Prince noted that they are here because they're trying to determine if it's worth spending the $50,000. necessary to get the design to the point where they're ready to go forward with the plan. Mr. McShane asked what their timeframe is and was told that they're currently leasing the warehouse space on Suffolk Road and the lease expires on April 28, 1998. They're hoping to be able to move into an expanded facility at their current location by May 1st and eliminate the truck trips across town. Mrs. Flynn said site likes the idea of twenty fewer truck trips per day and that it would be nice if the docking area off Maple Street could be eliminated, with additional trees being planted there. Mr. Prince and Mr. Malley said that it's just a small area that is used infrequently and that although they may not be able to eliminate it, it's possible they may be able to do something else with it. Mr. Sullivan asked for clarification of the floor area ratio requirement they would be requesting a variance from. Mr. Prince noted that it's confusing and that they need some additional input regarding floor area ratio and percentage of building area coverage. Minutes of November 12, 1997 Mr. Burke advised the Board that he has met with the Eastern Container group and recommended that they come before the Board because he thinks it's important for the Board to be aware of their plans. He noted that they are in the only industrial area in Town that falls within the Water Protection District and that the situation is unique because of the size of the expansion in an older Mansfield industrial park. He further noted that he's pleased to see that they are considering re- investing in Mansfield instead of moving to another community. He also noted that the layout and access proposed will make the site work better and be more attractive going up Oakland Street toward Foxboro. He pointed out that if they use stormwater management practices instead of sheet flow recharging on site, the amount of impurities that get across the street will be decreased. He suggested that it is a good plan, that the changes meet the intent of the Zoning By -law, and that the Board should look favorably on the proposal. Mr. McShane asked if there would be any environmental issues; Mr. Malley said there would not be. Mr. McShane stated that he believes it is important when submitting the proposal that the economic benefits to the Town be indicated and any environmental problems be spelled out at the outset. Mr. French asked what the applicants were looking for from the Board at this point. Mr. Spillane said they would like to address any concerns the Board has. Mr. McShane said he is concerned about the number of curb cuts on the property. Mr. Sullivan said that he is concerned about the increase in impervious surface and that he thinks it's a little too much building for the site. Mr. Frank asked how big the Suffolk Road warehouse is and if they needed to build the facility as large as proposed. The applicants stated that building it any smaller was not economically feasible. Mr. Dolan said he likes the proposal and doesn't see many problems with it. Mr. French asked for a straw vote, explaining to the applicants that their vote would be on what's been presented and is not a determination to approve the project at this point. Mr. Spillane acknowledged their understanding of the Board's position and stated that they are just trying to get a comfort level for the applicant to assist them in their decision to proceed with the plan. On the straw vote which followed, five members were in favor of the proposal, based upon the information presented, and Mr. Frank and Mr. Sullivan remained undecided. The continued public hearing was re- opened. A letter was read from Omnipoint Communications in which the applicant requested a further continuation until December 3, 1997, to allow time for gathering additional information. Motion: To continue the public hearing to December 3, 1997 at g:30 p.m. (Dolan- Frank) 7 -0 PASSES Mr. French asked Dr. Torman, who had attended the Airport Commission meeting, if he had anything to report on the presentation Omnipoint made at that meeting. Dr. Torman Minutes of November 12, 1997 said that members of the Airport Commission were opposed to the location and that David Dinneen, Airport Manager, was very negative about it. Dr. Torman stated that the height and location of the proposed monopole, while maybe not in violation of FAA regulations, would-be a hindrance to aircraft such as blimps and Med -flight helicopters that don't fly a normal flight path and are often required to fly under adverse conditions. He noted that Jeff Siena, Airport Commission Chairman, was calling in an FAA inspector because they don't want to stop them from putting in the pole, but want to make sure it's in a safe place, and that the FAA has the final say. Board members requested that Omnipoint be contacted prior to their continued public hearing and be asked to specifically address the issue of blimps and Med -flight helicopters flying into and out of Mansfield Municipal Airport. 73rrd mend i;es►dent�i Campounrf �nutirtnQCl P'ubirc 1leartrt� Mr. Sullivan read a letter received from the applicants requesting a further continuation of the public hearing in order to allow for additional time to prepare the requested legal documents. Motion: To continue the public hearing to December 17, 1997 at 8:30 p.m. with the applicants being required to re- notify the abutters. (Dolan - Flynn) 7 -0 PASSES Mr. McShane asked to be provided with the minutes of hearings already held for this project and board members requested that they be provided with the legal documents for review prior to the continued public hearing. �arxesportiTinee (�onhttu�d) , 4. Dan Clifford advised the Board by memorandum that he had inspected the work done within subdivisions where streets were petitioned for acceptance at the Special Town Meeting and that all punch list items have been completed and work has been done to his satisfaction. He recommended that the following streets be approved for acceptance: Jameson Court, Wildflower Lane, Horseshoe Loop, Farm Pond Path, Wagonwheel Way, BayBrook Farm and Woodland Way. Motion: To recommend acceptance of the streets. (Sullivan- Flynn) 7 -0 i'ASSES = Letter from Doranco, Inc., in opposition to Gilbert Street being designated as a scenic road. 6. Public Hearing Notices (2) - Foxboro Planning Board 7. Notice of Decision - Foxboro ZBA 8. New England Planning magazine 9. StormWatch newsletter 10. Center for Urban Policy Research book catalog Minutes of November 12, 1997 Around theTn#�i� -; Mrs. Flynn reported receiving a call from someone who was very pleased to see that the Planning Board was recommending that additional streets be designated as scenic roads. Mr. Burke noted that the Master Plan would be presented to Town Meeting right before the Scenic Road article. Mr. French and Mr. McShane agreed to participate in the presentation. Mr. French reported that the Selectmen have scheduled a meeting with board and committee chairmen on November 25th which he will be unable to attend. Mr. Dolan agreed to represent the Planning Board at that meeting. Mr. French asked if the Board would like to reconsider their vote on the parking facility by -law sponsored by the Selectmen, noting that it is allowed now if licensed by the Board of Selectmen. He pointed out that if they take our recommendation and it passes, it becomes a special permit use and would no longer be under the Selectmen's jurisdiction. Mrs. Flynn thought it would result in a more meaningful interpretation of the by -law. Mr. Burke pointed out that a parking garage as an accessory use will still be allowed, as long as it does not exceed the height limitation, but that they will be eliminated as a primary use. Mr. French again expressed his concern that in telling the Selectmen we will support the article with our amendment, we are letting them off the hook and putting the spotlight on ourselves and he's not sure that's what the Board wants to do. Mr. Frank said he thought the situation would be better with the Planning Board on the hook because we have the standards to use that go beyond straight licensing and he doesn't think it's good long -term planning to eliminate them. Motion: To adjourn at 9:30 p.m. (Sullivan - Dolan) 7 -0 PASSES gnature of Clerk 1 /Z/ Date of Approval iYe;Nleetu►g_ peCetul?C3, i97 5 Minutes of November 12, 1997