Loading...
HomeMy WebLinkAboutplanningbrdmin06092010 Planning Board Minutes June 9, 2010 Present: Tom French, Chair; Beth Ashman-Collins, Clerk; Michael McClanahan, Anthony Jodice, Don Cleary Shawn MacDonald, Alternate Shaun P. Burke, Director of Planning and Development , ,-- i"~' I (~' C .. '-' ~, 11. Meeting called to order at 7:30 p.m. I 2. Correspondence 1. The board reviewed draft letters of appreciation to Mr. Verrochi, Mr. Annino and Mr. Kozlowski Motion: To sign and send the letters as drafted (Cleary-McClanahan) 2. May 12, 2010 minutes Motion: To approve as submitted (Jodice- McClanahan) 2. Public Hearing notices - Attleboro, North Attleboro, Norton, Sharon 3. June 9, 2010 memo from Mike Ahern, DPW Special Projects Manager re: Surety Amount for Green Tree Acres Motion: To set the surety for the completion of Green Tree Acres at $69,024.48 (McClanahan-Jodice) All in favor. PASSES 4. Form J Release from Covenant - Green Tree Acres Lots 1,2,3,5,6 Motion: To sign the Form J (McClanahan-Jodice) All in favor. PASSES Mr. Burke noted that lot 4 remains under covenant and will become the affordable unit. I 3. Around the Table I Mr. MacDonald asked ifthere has been any progress on Mr. Crugnale's Rumford Avenue project. Mr. McClanahan said the demolition work has begun. Mr. McClanahan asked about the completion schedule for Autumn Park. Mr. Burke said he has spoken with Mr. DiMascio, who has had to get a new Order of Conditions from the Conservation Commission. That order has been issued and Mr. DiMascio will record it. He intends to finish the subdivision and go for street acceptance at the fall town meeting. Mr. Burke said there has been staff discussion about whether the subdivision should be completed while there are four empty lots. There are concerns about construction equipment causing damage to the sidewalk and curbing. Mr. Burke said he would like to have everything finished now, and for the developer to post a bond for those four lots in case of construction damage. He said staff plans to meet on site with Mr. DiMascio to discuss the bonding process, which should be similar to a curb cut or street cut bond through the Department of Public Works. Mr. Burke noted the completion date for Phase I has passed, and is approaching for Phase II. Planning Board 1 6/1 0/2010 .,... Mr. Burke said the binder course of asphalt has been down for two years, so it will have to be patched and perhaps leveled. He said the pavement hasn't raveled and there are no potholes. The town is not plowing. Mr. French asked if there is a process to require a bond be posted after the street is accepted. Mr. Burke said there is. Mr. Cleary asked if there will be new curb cuts added. Mr. Burke said there will not be, and locating the curb cuts will be part of the staff site walk with the developer. I 4. Form A (ANR) Plans 5. Preliminary Subdivision Review - Wayside Estates - 7 Lots off Old Farm Road and Saddle Ridge Road Jim Burke, Decelle and Burke Engineering and Michael Trowbridge, Hutchins- Trowbridge Associates Mr. Trowbridge explained there have been several versions of this plan, most with more lots and a looped road. He said this smaller plan is based on the last conversations with the board. He said the plan would require a waiver for the length of the road. Jim Burke said the site is 43.7 acres and is flat with significant wetlands. The plan shows the 25-and 100-foot buffer zones, which were flagged in 2006. He said the ANRAD has lapses, so they will be reflagging the wetlands. Mr. 1. Burke noted Saddle Ridge Road is already 650 feet long, and the proposal is for an approximately 200-foot extension. He said the justification for granting the waiver is that the addition of the cul-de-sac will make access better and safer. Mr. 1. Burke said the Old Farm Road extension will be 537 feet with four lots. He said there has been a question about the disposition of Lot 8; he said it could be kept in the landowners' family or possibly split between lots 3 and 7. He said Lot 8 is not intended to be a buildable lot at this time; he noted there is a certified vernal pool on the lot. Mr. French asked if Lot 8 is currently a buildable lot. Mr. 1. Burke said it is, but a wetland crossing would be necessary to access the buildable portion of the land. Mr. French asked if Lot 8 would be accessible after the subdivision was done. He noted the applicant cannot come back later and claim an access hardship to Lot 8 because he would have created his own hardship. Mr. J. Burke explained the Saddle Ridge grading and drainage. He said a low point will be created for the detention basin. Mr. Alves's comments included a concern about the detention basin being within 100 feet of the subdivision line. Mr. 1. Burke said if the basin were moved back, it would be harder to make the detention work properly. Mr. Trowbridge said moving the basin farther back from the road could help with safety concerns. Planning Board 2 6/1 0/20 10 "!IIf Mr. 1. Burke said the stormwater management meets DEP guidelines. He said his rough calculations indicate the stormwater system will take all of the site's runoff, except roof runoff. Mr. 1. Burke said the Old Farm Road drainage was tougher to design, and the current system is not working properly. He said he is proposing to bring the road up to create a crest and to add a rain garden. Mr. French asked where the house would go on Lot 7. Mr. 1. Burke said it would be a small house at the front of the lot. Mr. French suggested putting the detention basin on the corner of Lot 8 and making Lot 7 bigger, leaving more room for the house. He suggested pitching the road so the high point is the back of the cul-de-sac. Mr. 1. Burke said he would look at that. Mr. McClanahan asked if Lot 8 is going to come back later as another subdivision. Mr. 1. Burke said he doesn't know. Mr. Trowbridge said the topographical and wetland issues on that lot are extensive. Correspondence The clerk read memos from Engineering, Conservation, Fire, Mr. S. Burke and Police. Mr. 1. Burke addressed each comment. Engineering: 1. Mr. J. Burke said he will be filing for a new ANRAD. 2. The reference to "NA VD 38" on the plan is a typo and will be corrected. 3. The flood zone shown on the plan is from the 1977 map; Mr. 1. Burke said he has reviewed the new, 2008, flood plain map, and it has not changed. The site is still in Zone A. 4. The site will be on septic and the leaching system will be shown on the next plan. 5. Mr. J. Burke said he will look into moving the detention basin more than 100 feet from the subdivision line. Mr. French asked if the adjacent lots (which were done as ANR lots a few years ago) would be considered part of this subdivision. Mr. S. Burke said they would not be, so the basin would have to be move or granted a waiver. Mr. Trowbridge asked if the board would consider a waiver. 6. Length of dead-end road would be 950 feet and would require a waiver 7. Mr. 1. Burke said fire hydrants would be installed every 500 feet. 8. Mr. 1. Burke will verify lot shape on the next plan Conservation: Mr. 1. Burke said he will have the wetland line delineated and will file with both Conservation and Natural Heritage. Mr. French asked if there are habitat areas on Lots 4,5,6 and 7 on Old Farm Road. Mr. 1. Burke said he didn't recall. Mr. Burke said he thinks the whole site is within the estimated habitat area. Planning Board 3 6/10/2010 "'If_ Mr. Cleary asked how many vernal pools are on the site. Mr. 1. Burke said there is one certified vernal pool, and there may be a second. Ms. Leidhold's memo indicates the project will trigger stormwater management review. Fire: Lt. Tebeau would like the water line looped. Mr. J. Burke said he didn't think that would be possible because of the layout of the lots. He said he thinks they will supply adequate fire protection with the proposed system. Mr. Burke said the Water Department will require the water lines in each road to be looped on itself. Mr. 1. Burke said they would do that. Mr. Trowbridge said a lot of the utilities were installed on this property in the 1970 and never used. He said he would look into the condition of that equipment. Planning: Mr. Burke's memo noted that one affordable housing unit will be required on this plan. Mr. 1. Burke said he would do that. Mr. Burke asked if the plan conforms to waterbody setback requirements; Mr. 1. Burke said they would determine that when they file with Conservation. Mr. Burke asked about waivers. Mr. 1. Burke said they would need a waiver for the length of a dead-end road and possibly for the location of the detention basin. Mr. Burke asked about the stormwater management method. Mr. 1. Burke said they will meet all current stormwater regulations for recharge and water quality. He said they will file with Natural Heritage and will look into options for Lot 8. Police: Officer Lawson will require a stop sign at Wayside and Old Farm. Mr. 1. Burke said he would add that to the plan. Board Comment Mr. Jodice asked what impact the Saddle Ridge drainage would have on Peter's Way in Attleboro. Mr. J. Burke said all new impervious material would be graded to the roadway, and the only drainage to Peter's Way will be what currently goes there. Mr. Jodice asked the impact if the detention basin is moved. Mr. 1. Burke said the proposed location is the best place to manage the drainage, but if the basin has to be moved, the end result will be the same, but it will require more clearing. Mr. French suggested doing an overlay of what the basin will look like if it is moved. Mr. McClanahan said he is concerned about extending the length of the dead-end street. Mr. Trowbridge said this plan came about after discussions with the board, when members thought extending the road would be a positive thing because it would improve access and safety. Mr. French asked about the size of the cul-de-sac. Mr. 1. Burke said it has an 80-foot radius, as required in the subdivision regulations. Mr. French said the board has waived the 80-foot cul-de-sac requirement for smaller subdivisions. Mr. Trowbridge pointed out there is no turnaround at the end of the road now. Planning Board 4 6/1 0120 10 Public Comment Chris McGovern, 11 Wayside Drive, said there are more than two vernal pools on this site. He showed the board several locations where wood frogs have been seen. Mr. French asked if they are certified; Mr. McGovern said they are not. Mr. McGovern said protected species like the Northern Harrier and Peregrine Falcon have been seen in the area, as well as Fisher Cats. Mr. Trowbridge said they will go through Natural Heritage and the Conservation Commission to discuss those issues. Logan Marks, 52 Angelina Lane, asked if new houses are in high demand. Mr. French said the board does not get involved in market analysis, and landowners have the right to develop their land as required by zoning. Mr. Marks said Lot 7 will be a small house and asked what the rest of the lot will be used for. Mr. Trowbridge said they will show the Conservation Commission what will be landscaped and what will remain natural. Mr. French noted this is one subdivision with two roads, and will require one affordable unit. Mr. McGovern said he was concerned about animals like coyotes, which have been seen in the area, can harm residents. Mr. French said the threat is similar to any other parcel of land in town. Mr. McGovern said that property flooded to the road during the heavy storms in March. Mr. Trowbridge said that is consistent with the wetland areas and the flood plain map. Mr. 1. Burke said the roadway extension will improve the drainage. He said he would like to use a rain garden to collect some of the runoff. Mr. Marks asked about financial issues for the town. Mr. French said zoning sets the size of a lot, and the subdivision regulations set the requirements for the road. He said if the subdivision plan conforms, the board is legally obligated to approve it. Mr. Burke said there is a fiscal impact associated with development, but that landowners have the rights to develop their land. He said the lot size required now is much larger than what was required in the adjacent subdivision, which decreases the number of lots allowed and therefore the development's impact. The discussion will be continued to July 28, 2010 at 8:00 p.m. I 6. Discussion with WS Development - Revised Elevations for Five Below Dave York, WS Development and Lou Alliveto, architect, explained Five Below is going into part of the former Linens & Things space. Mr. York said the fayade that had been discussed previously with the board has been built, but the tenant doesn't like it because it is too small. The space was originally going to house three small retailers, but Wines and More will be taking up two-thirds of the Planning Board 5 6/1 0/20 10 '1[ space, and the other stores on that "block" are very large. Mr. Alliveto said the tenant is trying not to get lost among the larger stores. Mr. Jodice said he was concerned the proposed flat roof loses the balance and symmetry of the line of stores. Mr. Alliveto said the stores are threaded together by their similar roof lines, but he doesn't think that will be lost with this change. Mr. French asked about timing. Mr. AIIiveto said the store will open in mid-July, so they will have to file their plans with the Building Inspector soon. Mr. Burke said he visited the site, and the colors are a lot more vibrant than shown on the plans. Mr. Jodice said the Planning Board spent a lot of time on the design of this center, and he didn't know if that should be changed. Mr. French said he remembered most of the architectural discussion being about the smaller stores. Mr. Burke said the special permit has a condition requiring design review, which has involved things like color, materials and roof lines. Mr. French said the board has heard positive feedback from the community about the center's design, including carrying the design throughout the center and across the street. Mr. Jodice said he was concerned the board had not seen this proposal prior to this discussion. Motion: To approve the revised fayade for Five Below (McClanahan-Collins) Five in favor. One opposed. PASSES I 3. Around the Table continued Mr. Jodice said he was very uncomfortable voting on a plan that comes in at the last minute. Mr. Jodice said the Recreation Commission has discussed the possibility of softball fields at Hatheway-Patterson with the Board of Selectmen. Mr. McClanahan said he thought the playground between Williams Street and Pine Street would be a good location for softball. Mr. Jodice said the state will reimburse the town for each student living in a "40R" development around a transportation area. Mr. Burke said the state reimburses $3,500 per student, but noted the per pupil expenditure is around $9,000. He said the Cecil Group had talked about 40R development as an option to go along with TOD development, which would be 1;4 mile or a 10-minute walk from the train station. Mr. French said a project like that probably wouldn't be designed or marketed toward families with children. Ms. Collins said she would like to see mixed-use developments around the train station, rather than all residential. Mr. French said there has to be a regional solution to the traffic issue along the Route 106 corridor. Mr. Burke said the Planning Board 6 6/1 0/20 10 "fill town has committed to making no changes in use or density in that area until the access issue is resolved. Mr. French said the best option would be to have one large developer, who would be willing to work with the town, propose a substantial development for the whole area. He said in the meantime, something like recreation fields might be a good use. Mr. Burke said there is private ownership between Hatheway-Patterson and Town of Mansfield properties, so even with a grade crossing, access would be difficult. He said there can't be a connection between the back of Hatheway-Patterson and the MBT A parking lots. Mr. French suggested having a workshop about this issue on June 23. Mr. Cleary asked if the board should consider changing the wording of the inclusionary housing by-law, which forces a comparison to single-family homes, even if the development is condominiums. I 6. Public Comment I 7. Adjournment Motion: To adjourn at 10:30 p.m. (McClanahan- ) All in favor. PASSES Next meeting: Wednesday, June 23, 2010 at 7:30 p.m. ~016 Date of App val Planning Board 7 6/1 0/20 1 0 "1-.r