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HomeMy WebLinkAboutmin of planning brd 0222009 Planning Board Minutes ':'C':"I\/EO July 22, 2009 ; ,{,~ (1'.:-': '('I: Present: Tom French, Chair; Beth Ashman-Collins, Clerk; Doug Annino, Don Cleary; , I I.....~ Shawn MacDonald and Timothy Verrochi, alternates ZOrH' ! Lj p, 8: 53 Shaun P. Burke, Director of Planning and Development 11. I 2. 1. Meeting called to order at 7:30 p.m. ;:;. ..1 I Correspondence June 17, 2009 minutes Motion: To approve as submitted (Annino-MacDonald) Four in favor. One abstention. PASSES 2. July 9, 2009 minutes Motion: To approve as submitted (Annino-Verrochi) Three in favor. Two abstentions. PASSES Mr. Annino suggested the board do a survey of downtown so it can make informed recommendations on issues like street trees, street and sidewalk widths and street furniture. Mr. French suggested also setting a date for a downtown walk. Mr. Annino suggested inviting Rep. Barrows and some downtown merchants on that walk. The board discussed conducting the walk on August 26 at 6:30 p.m. 3. SRPEDD Annual Report 4. The Beacon 5. Meeting notices - Norton, North Attleboro, Attleboro, Sharon Mr. Burke told the board the Housing Production Plan has been submitted to DHCD, which reviewed the draft and asked for changes. Those changes have been made, and the Board of Selectmen and Planning Board will have to reapprove the plan. Mr. French asked the plan be sent to the members for review and a vote at the August 12 meeting. I 3. Form A (ANR) Plans 4. Conceptual Discussion with Mike Trowbridge - Saddle Ridge Lane Mr. Trowbridge explained this property was before the board as a preliminary plan a few years ago with a different engineering company. He brought a different conceptual plan with eight lots last year, which would have required the extension of a dead-end road. At that time, the board was uncomfortable with the roadway length. This proposal is for one cul-de-sac at the end of Saddle Ridge Road with three lots and an extension of Old Farm Road with four lots. He said adding the cul-de-sac bubble to Saddle Ridge would be a benefit because it will provide vehicles a place to turn around, which the road currently lacks. Saddle Ridge is currently about 1,240 feet long; this plan would require a roadway length waiver. The extension of Old Farm will result in the road being 540 feet. The subdivision would be a conventional one, with all lots conforming to zoning. There is a non-jurisdictional wetland off Wayside Drive. Planning Board 7/23/2009 . l T Mr. Trowbridge explained there has been an appeal filed with DEP, on which there has been no action. Mr. MacDonald asked the maximum length of a road; Mr. Burke said it is 650 feet. Mr. Trowbridge noted the existing Saddle Ridge Road is about 1,240 feet long, and this proposal will only add a cul-de-sac bubble, making it about 1,400 feet long. He said adding the bubble will make it easier for emergency vehicles. Mr. Burke said he likes this plan much better than the original plan, which connected Saddle Ridge to Old Farm, had wetland issues, roadway connection issues and elevation issues. He said the reduced number of lots is a better plan, and the Old Farm Road portion of the plan may be able to move forward by right ifit doesn't need any waivers. He said the Saddle Ridge Road portion of the plan may run into issues with the Water Department. He said adding a cul-de-sac bubble will make it much easier for service and emergency vehicles. Mr. Trowbridge reminded the board the last plan proposed a shared septic system. In this plan, each lot will have its own on-site septic system. The remainder of the land will stay with the current landowners and would be labeled non-conforming. Mr. Burke said this will have substantially less impact on the neighborhood in terms of traffic and the environment. Mr. French said he has never been supportive of waivers on the length of a dead-end street, but said he feels this is a different case because Saddle Ridge is an existing layout with the only addition being the bubble. [Mr. Cleary arrived at this time] Mr. Annino said he would be more likely support this plan. Mr. MacDonald said this is a much better direction than the previous plan. Mr. French agreed. Mr. Burke asked Mr. Trowbridge to provide copies of the sketch plan and a cover letter for the members who are absent tonight, then discussing it at the August 12 meeting. 5. Special Permit Public Hearing continued - 615 School Street Wireless Communications Tower - Mariner Tower The clerk read a request from Chris Ciolfi, Mariner Tower, to continue the public hearing to September 16,2009 at 8:00 p.m. Motion: To continue the public hearing to September 16,2009 at 8:00 p.m. (Annino-Cleary) All in favor. PASSES 6. Master Plan Discussion - Downtown Overlay District Mr. Burke presented the board with a draft of a North Main Street overlay district, and said he would like to have a final version for the Special Town Meeting in the fall. Planning Board 2 7/23/2009 - Mr. Burke explained the changes to the draft, which came about after the board's last discussion, including traffic circulation, parking and building green issues. He said he has also spoken with developers about water and sewer connection and capital charges, which are very expensive and may impact the redevelopment of downtown properties. He suggested that might be an issue worth discussing with the Board of Selectmen as Water and Sewer Commissioners. He said there are also issues with overhead vs. underground utilities. Mr. Burke noted parking was an issue that came up during Master Plan, and has been an issue for downtown merchants and owners, residents and commuters. The parking section of the new draft includes several parking options, such as density bonuses for developments that provide on-site parking, off-site parking or public parking. In this scenario, the town would gain some public benefit from a development project. Mr. Burke said looked at parking beneath a structure in the Bland B2 zones, where business is required on the first floor. The draft suggests alternatives like: requiring business on the first floor in front, with parking allowed underneath behind the front of the building; not counting the parking area in the FAR for the building; and allowing parking under only in buildings primarily used for something other than parking. Mr. Burke said the board has discussed green design density incentives being broken out by types of use. He noted LEED certification can be very expensive, but also noted the Mass Building Code is moving in that direction already. Mr. Burke said the board discussed vacant storefronts and traffic patterns with Rep. Barrows at the June meeting, but this draft does not include those issues. He said while those issues work in connection with zoning regulations, they are not and should not be part of a zoning by-law. Mr. Burke noted he did not change the height requirements because he doesn't think taller buildings would be a positive thing for downtown. Mr. Annino said buildings too much taller than currently allowed would create a darker streets cape. Ms. Collins noted a development could qualify for a density bonus, but not be able to use it because of the height restrictions. Mr. Burke said height and parking are what drive downtown density. Mr. Burke asked the members to review the draft and provide him with comments and suggestions to discuss at the August 12 meeting. Mr. Burke noted there are several issues in the draft that are policy issues, which would have to be decided either by Town Meeting or the Board of Selectmen, and that while the Planning Board may have good ideas, it will not have the decision-making authority. Mr. Annino said downtown is the right place for dense development and it should not cost more to develop downtown sites, since the infrastructure is already in place. Planning Board 3 7/23/2009 T Mr. MacDonald suggested the board find out more about the utility connection fees and where they go. Mr. Burke said he will get that information. Mr. Cleary asked if this proposal includes the area north of Route 106. Mr. Burke said the draft goes as far north as Pratt Street. He said changing density and uses around the train station without addressing the access issues may not be a good idea. He said while he wants to promote downtown, he also wants to protect the residential neighborhoods. Mr. Cleary asked whether this overlay district will encourage tear-downs in the downtown residential neighborhoods. Mr. Burke said the map can be tightened to protect those residential neighborhoods by identifying the streets and/or specifying a distance back from those streets as part of the overlay district. He noted there is always an inherent conflict where a business zone abuts a residential zone. Mr. Cleary said it would be helpful to get an idea of which properties are commercial and which are residential. Mr. Annino noted green development would actually lower the impact on the infrastructure; Mr. French suggested there could be a separate fee schedule for downtown utility connections. Mr. Burke said he would look into some dates to discuss this with the Selectmen. I 7. Public Comment Is. Around the Table Mr. Cleary said he watched the Mariner Tower presentation to the ZBA and said some towns have by-laws requiring wireless providers to investigate town-owned land first. Mr. Burke said the town doesn't have a by-law like that, and said he isn't sure the town's role is to limit private landowners' ability to develop their land. However, he said there could be an incentive put in place for developers to build on town-owned land. He noted the current by-law encourages collocating on existing towers by allowing ten feet extra for each additional carrier. Mr. Cleary asked about additional training for Planning Board members. Mr. Burke said organizations like the Mass Federation of Planning Boards and Boards of Appeals or the Lincoln Land Institute hold training sessions. Mr. Annino noted Harvard has great courses in their continuing education program. Mr. Annino asked Mr. Burke to get a copy of the Lincoln Land Institute study of the SE Mass corridor for commercial development. Planning Board 4 7/23/2009 T