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HomeMy WebLinkAboutplanningbrdmin02242010 Planning Board Minutes February 24, 2010 Present: Tom French, Chair; Beth Ashman-Collins, Clerk; Doug Annino, Michael McClanahan, Tony Jodice, Don Cleary, Olivier Kozlowski Shawn MacDonald and Timothy Verrochi, Alternates Shaun P. Burke, Director of Planning and Development 1 , . ;~ ,', 7:00 p.m. - Room 3 a/b: The Planning Board held a joint workshop with the Board of Selectmen to discuss utility connection fees. See the February 24, 2010 Board of Selectmen's meeting minutes. 1. Meeting called to order at 7:30 p.m. 2. Discussion with William Clemmey - Train Station Area Development Mr. Clemmey presented an idea for development around the train station area, particularly on the Foundry property. He said in the last six years, there have been a number of studies done of the train station area, but no action has been taken. He said there are a number of existing issues, such as traffic access, parking, pedestrian walkway and handicapped access issues and connection with downtown. He said the area north of the train station is Industrial 3, and the surrounding areas are high density residential and business uses. He said he has spoken with several developers who have said nothing can be done with the existing densities in the area; he said there would have to be a large enough project to justify the necessary infrastructure improvements. He said he has been in touch with developers who build large-scale, multi-family residential projects with community centers, a use he said would encourage people who commute by train to live in the area and use downtown businesses. He said he has researched a parking garage, and said there is a lot of money available from the state and federal governments. He said the developers think it is a great area, but is not feasible with the density allowed under the current .25 FAR. He said the idea is to make some zoning changes to get development going. He said the combination of apartments and a parking garage would help the downtown and train station parking situations. He said the Foundry property could be developed in conjunction with the Hathaway-Patterson redevelopment, which has a problem with access. He said the Cecil Group's report on that area recommended high density development and infrastructure improvements. Mr. Clemmey said his idea is to start development in the area, which would bring in revenue and encourage other landowners to develop their land. He said this area is ideal for apartments and retail uses rather than uses like warehouses. He said the Hathaway- Patterson land would be another good site for a higher density development. He said revenue is necessary to do the infrastructure improvements, but high density development can't be done because of the existing FAR. He said he would like to submit an article for Annual Town Meeting, but wanted to talk with the board first. He showed the board a photo of an apartment complex off Route 128 in Newton with a parking garage and a recreation areas. He said the FAR is 2.35. He said there are similar projects at the Braintree and Quincy T stations. Planning Board 2/25/2010 lr .1J : !('l:' IluL.,. l: 12 _oF '__' Mr. Karl Clemmey said they have a track record in town, including the Village at Willow Crossing and Erin's Centre. He said they would be the developer on the project, would own it and would remain in town, rather than sell the project. He said he realizes something will have to be done about the infrastructure, which he said they are willing to pay for. He said he isn't looking at developing fast food or similar uses on this property. He said the town is losing a lot of tax revenue with undeveloped and underdeveloped land. He said he also owns a lot of land downtown, and a lot of the existing buildings need to come down. Mr. Clemmey said he is paying more taxes on his retail development than other retail developments, which is a problem for the town's revenue. Mr. Bill Clemmey said a 1.0 FAR would work and be reasonable, although higher would be better. He said with 1.0, there would still be a lot of open space. He said this might be similar what has been done at the former Foxboro State Hospital site. Mr. Karl Clemmey said the roadway will have to be widened to make this work. Mr. Bill Clemmey said he doesn't think this would be primarily a retail center because people getting off the train at the end of the day are focused on getting home. He said services like coffee or dry cleaning would be good uses. Mr. Karl Clemmey said they have worked with the MBT A on a parking garage, which the town didn't support. He said he would have liked to do something similar to what was done at Gillette Stadium. He suggested meeting with Mr. Burke and a few members of the board. Mr. French said the board's agenda isn't very heavy, and he thinks the members would be willing to discuss this further. Mr. Karl Clemmey said he is willing to pay for the roadway improvements, but would need the town's help with eminent domain takings. Mr. Annino said this would be a substantial development and he is concerned about there being only one access. Mr. Bill Clemmey said developing all the land as one large project would help the access issues. Mr. Annino said CSX and the MBT A are very difficult agencies to deal with. Mr. Annino said he would like to see a project like this have a Master Plan. He said this would be a substantial development, and it shouldn't be rushed into without significant research. Mr. Bill Clemmey said several developers have looked at the site and have ideas. He said if one property is developed at a 1.0 FAR, and it works, then subsequent properties might be developed at higher FAR. Mr. Annino said he doesn't know what the right FAR number is, but said he thinks the area should be studied as a whole. Mr. Karl Clemmey said he doesn't want to spend the money to put this project together without some kind of guarantee from the town. He suggested there could be a timeframe set for the project to be permitted and then for it to be done. Mr. Bill Clemmey said he cannot provide proposals on properties they don't own, but said he could come up with some scenarios for the whole area. Mr. Annino suggested a Master Plan, including things like density and financial information. He said it would be Planning Board 2 2/25/2010 111' hard for the board to support an FAR of 1.0 without any supporting information. Mr. Burke asked to see proposed access ideas. Mr. Kozlowski said the board is trying to encourage more foot traffic to downtown, so he would like to be sure this project and the development of the nearby parcels wouldn't isolate residents on that side of the train station. Mr. Bill Clemmey said that would be where a Master Plan would come in; he said incorporating the train station into downtown redevelopment is important. Mr. French said he understands that nothing has be'en done in that area, but there are significant problems with access and infrastructure. He said he is concerned about an MBT A parking garage making those problems worse, but said he understands a project like this having its own parking garage, which could reduce parking at the train station lots. Mr. French said the board has to consider what density would be best for the town, not just what would be profitable for the developer. Mr. Karl Clemmey said just developing their one piece might not increase the traffic issues because there are already cars going in and out of that property. Mr. Burke said the increase in density to 1.0 FAR would certainly increase the number of trips per day beyond what the parking lot creates. He said the access issues and paying for the improvements are the hurdle, which is why the recommendations of several studies have not been implemented. He said that has not been because of a lack of interest on the town's part. He said the correct FAR might be 1.0, or it could be more than that, but the access issues have to be addressed. Mr. Karl Clemmey said he would like to submit an article for the warrant to rezone the West Street/Route 140 properties. He said he has a "pharmaceutical" just about under contract if the property, which is 2.8 acres, can be rezoned. He said he would keep a one- lot buffer around the building. Mr. Annino said he opposes this idea because it is infringing on the residential area. Mr. Bill Clemmey said it would be impossible to rebuild and sell a house on that corner. Mr. Cleary asked about the plans for the one-lot buffer. Mr. Bill Clemmey said they would probably take down the house and leave the lot as the buffer. Mr. Cleary suggested donating the land to the town for affordable housing. Mr. Jodice said this rezoning might make sense, but said he was concerned about where the rezoning proposals would stop. Mr. Jodice asked about the infrastructure and access issues at the train station area. Mr. Burke said he thinks those issues have to be resolved before any density changes are made. He said a development like this must be looked at as a whole, with all the parcels and landowners involved. Mr. Karl Clemmey said the town would have to do the eminent domain takings for the infrastructure improvements, but he would pay for it, as well as the road work. Planning Board 3 2/25/2010 .... Mr. Bill Clemmey said he would like to come back in a few weeks to discuss this further, Mr. Karl Clemmey said he isn't in favor of TIF deals. He said the town is losing a lot of money because of them, especially with a few of the companies leaving town. He said someone should be tracking the TIF deals. I 3. Correspondence 1. February 3, 2010 minutes Motion: To approve as submitted (Kozlowski-Cleary) All in favor. PASSES 2. February 11, 2010 letter from Jay Zola re: extension on Stanley Village special permit (approved April 23, 2008). Mr. Burke explained the board has the ability to grant one six-month extension; he recommended the board grant the extension. Motion: To extend the commencement date on Stanley Village to October 24, 20 I 0 (McClanahan-Collins) All in favor. PASSES 3. Meeting Notices: Norton, Sharon I 4. Form A (ANR) Plans I 5. Public Comment I 6. Around the Table Mr. MacDonald asked about the downtown traffic study from SRPEDD. Mr. Burke said he has spoken with SPREDD, and the study is a work in progress. Mr. Jodice said he has gotten a lot of positive feedback about his idea for advertising signs at the school fields. He said he plans to bring it up at next week's CIP meeting when the School Department requests are discussed. Mr. Cleary asked if retail is allowed in the 13 zone; Mr. Burke said it is allowed by right. Mr. Cleary suggested that a change in FAR doesn't have to be the same in every zone. Mr. Burke said the Annual Town Meeting warrant closes on March 1 and asked the board what it wants to do about the downtown overlay district by-law draft. Mr. French suggested submitting the draft and then amending it after a discussion. Mr. Burke said he doesn't want to print the draft in the warrant, then have to amend it on the floor of Town Meeting. Mr. French suggested putting the discussion on the March 10 agenda, and if that meeting goes late, moving it to the March 24 meeting. 17. Adjournment Motion: To adjourn at 9:45 p.m. (McClanahan- ) All in favor. PASSES Next meeting: Wednesday, March 10,2010 at 7:30 p.m. !) ~ l,i.e 1 lit' 2/ tflC!Jj- i '/d Signature of Clerk I /1 f (11 {i it IrJ! ? (J/ D Date of Approval Planning Board 4 2/25/2010 11'