HomeMy WebLinkAboutmin of planning brd 10/20/1999+
Planning Board
Minutes of October 20,1999
Present: H. Thomas French, Jr., Chairman; Marydee Flynn, Clerk; Mark Cook;.. - =,! e
Bernard J. Dolan; Scott A. Frank; Thomas P. McShane; and Kenneth H. T9ttf1(5& ill,,
Also present was Shaun P. Burke, Planning Director.
Great Waves Site Plan Review and Recommendation to Building Inspector
Mr. French noted the Board had previously spent two evenings in the review
process and is now at the point of formulating a recommendation to the Building
Inspector. He suggested that the time for public comment has ended, and any
questions directed to the applicant should be specific and narrowly focused to
assist the Board in their deliberations. He stated the Board is charged with three
tasks:
Finding that the Mansfield Zoning By -Law prescribes off - street parking
requirements for various types of uses;
Finding whether or not the parking requirements for water park uses are set
forth in the Zoning By -Law;
Determining the number of parking spaces necessary and appropriate for the
proposed use;
Finding whether or not the number of parking spaces proposed by the
applicant adequately provides for the needs of off - street parking for the
facility.
Members discussed these issues at length and reviewed information provided in
the "Great Waves Parking Operations Plan — Phase I" dated July 1, 1999 by
Vanasse & Associates, Inc. Mr. Frank presented a formula he had arrived at to
determine the number of spaces necessary, based on a percentage (65 %) of
projected peak attendance divided by four. He explained that this method would
provide a means of arriving at the required number of parking spaces without
relying on the accuracy of the reported "turnover" rate of parking spaces and the
variable of the number of passengers per vehicle. Utilizing this method would
establish the number of parking spaces needed based on whatever number was
projected to be peak attendance.
Mr. McShane stated his dilemma is that he does not want Great Waves to have to
cut down any additional trees to provide more parking space. He noted his
concern is not having any more of the Great Woods disturbed. He suggested a
management plan be developed in conjunction with the Police Department, along
with an aggressive enforcement program, to eliminate the concern of patrons
parking on neighborhood streets if the Great Waves parking lot is at capacity.
I Meeting of October 20, 1999
Mr. Burke noted that as landowners the applicant has the ability to remove all the
trees on his property if he so desires. He also noted that the Board is only making
a recommendation and has ability to enforce the conditions recommended by
them. Mr. Burke suggested the greater concern is public safety.
Board members wrestled with the issue at length in an effort to determine the best
way to protect the public good, fearing that increasing the number of spaces
would also increase the number of people using the facility and create additional
traffic and noise.
Following discussion and debate, the Board acted as follows:
S4otion: To find that Section 4.4.1 of the Mansfield Zoning By -Law requires off-
street parking for various types of uses and the parking requirements for a water
park are not set forth in that schedule.
(Dolan -Cook) 7 -0 PASSES
Motion: To find that 1,349 parking spaces (comprised of 1,323 automobile
spaces and 26 bus spaces) will adequately serve the need for off - street parking for
Great Waves Phase I, provided the applicant develop and implement a
neighborhood parking and management plan in conjunction with the Police
Department.
( (McShane - Dolan) 5 -2 with Cook and Flynn opposed
Board members then began to formulate their recommendation to the Building
Inspector on the Site Plan by reviewing the plan and narrative technical
information presented to see if the requirements of Sections 5.3.6.1 through
5.3.6.7 of the Zoning By -Law have been met.
A4otion: To send a positive recommendation to the Inspector of Buildings with
all correspondence received from consultants and the public relating to technical
issues, with the plan revised to reflect all changes agreed to, and with the
following recommended conditions:
I. Mature trees capable of being moved are to be moved to the area at the back
and north side of the Clemmey lot and other areas on the perimeter of the
development as an enhanced landscape buffer.
2. The facility should not operate after 6:30 p.m. with the exception of events for
community, non -profit organizations.
3. The Building Inspector should work closely with the Board of Health to
establish a noise monitoring process if the Building Inspector deems it
necessary after the facility is open.
2 Meeting of October 20, 1999
4. No illuminated signs or signs larger than allowed in Zoning By -law should be
allowed on this site.
5. All lighting with the in parking lot should be directed downward to minimize
spillover onto adjacent properties.
6. Handicapped parking requirements shall be demonstrated to the Building
Inspector to be in full compliance with applicable State and Federal
requirements.
7. A police officer shall be present at the site entrance between the hours of 12
noon and 7:30 p.m. everyday the facility is open.
8. The Planting Board recommends the applicant submit for approval of the
Mansfield Police Chief, Town Engineer, Building Inspector, and Mass
Highway a detailed traffic management and operation plan. This plan shall
address on and off -site traffic management procedures, included uninterrupted
access of emergency vehicles to Great Waves and the Tweeter Center, and
procedures to be implemented by Great Waves to control and manage traffic
if the volume of vehicles to the site exceeds available parking. The Planning
Board recommends turning movements at the site entrance and emergency
access be included in a review of the performance of the traffic management
( plan at the end of the first year. Any changes necessary to the traffic
management plan shall be made in conjunction with the Mansfield Police
Chief, Mass Highway, Town Engineer and Building Inspector. And further
that the traffic management plan be reviewed with the named officials and
agency after each season of operation
9. The three dead -end aisles shown on the site plan to be opened up and any
parking spaces lost as a result to be provided elsewhere on site. The applicant
should clearly demonstrate the project provides the number of parking spaces
required, as determined by the Planning Board.
10. Applicant should be required to work with Mass Highway, Police Department
and Town Engineer to insure that traffic conflicts on days when Tweeter
Center events are scheduled are minimized. The applicant should be required
to close early when there is a "sold out' event at the Tweeter Center for the
Performing Arts and remain closed during all day events.
11. A traffic island is to be provided at the driveway entrance at Route 140 to
separate entrance and exit driveways.
12. A fence to separate the pedestrian walkway from the rip rap area on the north
side of the park in the area along the pedestrian walkway is to be shown on
plan in greater detail on Sheet 18 of 30.
3 Meeting of October 20, 1999
13. The applicant shall install flow meter on sewer discharge and show on the site
plan also.
14. The applicant shall find way to screen Jersey barriers between the Tweeter
Center and the access driveway at Great Waves.
15. The applicant shall not be allowed the use Town water for non - potable uses
16. Town staff should scrutinize all pump test information and pump tests done to
protect the resources of the Town. The applicant shall forward to the
Building Inspector all reports and information received from all consultants
and the public. The applicant shall be required to supply the Building
Inspector with a list of all private wells in the area (to be obtained from the
Board of Health) that may be impacted by the operation of the Great Waves
wells.
17. The applicant shall bring a twelve (12) inch water main to the property at the
direction of the Water Department with the permission of the Water
Commissioners. The applicant should be required to extend the twelve (12)
inch water main within the site up to the Tweeter Center property line. The
Planning Board recommends that the Building Inspector encourage The
Tweeter Center to connect to the twelve (12) inch water line of Great Waves
to provide looped main prior to the issuance of entertainment license.
18. The Planning Board recommends the Building Inspector determine if the Site
Plan fee paid by the applicant is correct.
19. The Planning Board recommends the Building Inspector review and consider
the comments of the Town's professionals (in -house and consultants).
(Dolan -Cook) 6 -0 with Flynn opposed PASSES
Motion: To close the site plan review
(Torman- Dolan) 7 -0 PASSES
Meeting of October 20, 1999
Around the Table
Members asked if there would be any zoning articles on the Special Town
Meeting warrant. Mr. Burke advised them that he did not think there would be
due to an insufficient time period in which to advertise and hold a public hearing
prior to the meeting. He did note, however, that he provided the Town Manager
with various versions of an amendment to change retail use in the Industrial I
Zone in case the Selectmen asked him for suggestions on the matter.
Mr. Dolan suggested the Board meeting on October 27"' for a zoning workshop in
preparation for the Annual Town Meeting. Other members agreed and the
meeting will be posted.
Adjournment
Motion: To adjourn at 11:10 p.m.
(Dolan -Cook) 7 -0 PASSES
Sig ature of ClerW Date of Approval
Next Meeting: October 27, 1999
5: Meeting of October 20, 1999