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HomeMy WebLinkAboutplanningbrdmin11172010 Planning Board Minutes November 17, 2010 Present: Tom French, Chair; Beth Ashman-Collins, Clerk; Michael McClanahan, Tony Jodice, Don Cleary, James Ragazzo 11. Meeting called to order at 7:30 p.m. I 2. Correspondence 1. October 27, 2010 minutes Motion: To approve as submitted (McClanahan-Jodice) Five in favor. Ragazzo abstained. PASSES 2. ZBA application for Variance - 81 Pratt Street - conversion to two-family This lot is in the R3 zone, where 7,500 square feet per unit is necessary. The lot is approximately 1,300 square feet smaller than what is required. Mr. McClanahan said there does not appear to be a hardship. Motion: To send the ZBA a negative recommendation because there does not appear to be a hardship (Collins-Jodice) All in favor. PASSES 3. ZBA application for Variance - 109 Chauncy Street - setback, frontage, lot width The proposal is for the construction of one duplex each on two existing lots with less than adequate frontage, lot width and front yard setback. Motion: To send the ZBA a negative recommendation because this appears to be an effort to get a number of variances to build two duplexes on lots where they do not fit. (Jodice-Cleary) All in favor. PASSES 4. Public Hearing notices: Attleboro, Easton, Norton, Sharon 5. The Beacon Mr. Jodice said the Board of Selectmen is discussing the Hatheway-Patterson site tonight, but did not invite the Planning Board to participate. Mr. Cleary said he was concerned that the Board of Selectmen may make decisions about that site's use without the Planning Board's input. He said he was concerned that one of the proposed uses, a softball field, may not be the best long-term use for the site. I 3. Form A (ANR) Plans 4. Discussion of B3 - Copeland DrivelRoute 106 and West Street/South Walnut Street Bill Clemmey explained there are only a few B3 zoned areas: Copeland Drive from Wendy's to the town line, Mansfield Oil in East Mansfield, East/Franklin Street, School/Coach Road and the Country Store. He said the argument against proposed use changes in one B3 area has been that it would also mean a change to all of the B3 areas. He suggested the uses in the Copeland/Chauncy area aren't much different than uses in the downtown area, while the other B3 areas are more remote and residential. He suggested leaving the uses in those remote B3 areas alone, but changing the zoning designation to something like B4, so changes in the more commercial B3 areas wouldn't Planning Board 11/18/2010 rrn impact them. That would leave the Copeland/Chauncy area as the only B3 zone and allow it to be more open to changes. Mr. Karl Clemmey said there is a tire company looking at the property on the corner of Route 106 and Route 140, but the building inspector has decided that is not an allowed use in that zone. Mr. Clemmey said that would be a perfect location for a business use, and if the allowed uses in B3 were changed, a business could be put there that would bring tax revenue to town. Mr. Karl Clemmey said his property next to Benney's has no sewer, water or electricity, so if that site were to be developed, all the utilities would have to come from across the street, which would be very expensive. Ms. Collins asked what other uses Mr. Clemmey would like to see allowed in B3. Mr. Bill Clemmey said there are only a couple of differences in allowed uses between B2 and B3, including auto service station allowed in B2, but not in B3. Mr. French said the zoning on some of those remote B3 areas were set because the uses were already there. Mr. Cleary said B3 does not allow residential, and asked if Mr. Clemmey is suggesting allowing that. Mr. Bill Clemmey said residential would work in some B3 areas, but not in others. Mr. Karl Clemmey said he thought residential uses like cluster or multi-family should be allowed in B3. Mr. Bill Clemmey said over 55 is currently allowed in B3 by special permit. Mr. Bill Clemmey said most of the business uses in B2 and B3 are the same, except amusement facility, auto service station and car wash. Car wash is allowed in B3 by special permit, but not in B2. Mr. Karl Clemmey suggested research and development or biotech should be allowed along the Copeland/Chauncy corridor. Mr. Bill Clemmey said a mixed-use building is not allowed in B3, so the types of uses being done downtown wouldn't be allowed. Mr. Jodice asked what Mr. Clemmey had planned to put on the property next to Benney's. He said he had a bank, a lawyer's office and a shoe company, but the property was not zoned for those uses. He said some of those uses are allowed now, but the allowed density is the issue. Mr. Cleary asked if Mr. Clemmey has spoken with other B3 landowners. Mr. Clemmey said he has not. He said he would like to Planning Board to bring this idea to Town Meeting. Mr. French said he agrees the biggest issue in B3 is the density issue. Planning Board 2 11/18/2010 " Mr. Karl Clemmey said he has met with the Town Manager twice about Hatheway- Patterson and will meet with the MBT A. Mr. Bill Clemmey said there are projects that could be done on B3 properties but that wouldn't be economically feasible because of the density restrictions, and making density changes for the Copeland corridor may make more sense than in the remote B3 areas. Mr. Karl Clemmey said he would like to have another meeting with the board and with other B3 landowners. I 5. Site Plan Review - 111 Plymouth Street - Driveway Expansion Brian King, Crossman Engineering, explained the plan for a third driveway at the existing 20.5-acre site. He said there are a couple of streams on the site, some sections of which have rip rap bottoms. There is a detention pond on the site and a stream along Route 495 that outlets to Hodges Brook. Belknap- White-Alcco is a flooring company with two existing driveways; one for the employee parking lot and the other to the loading area. The loading area is a four-foot high loading dock that takes trailer trucks. The company also uses ground-loaded trucks, so they would like to add a separate driveway and loading area for these trucks at the north of the site. Mr. King said the owners do not want to mix delivery trucks with the employee or visitor vehicles, and said the owners have been trying to get an easement for the driveway from an abutting property to the northwest, but has been unsuccessful. The other possible driveway location would go through significant wetland areas, so they have decided their best option is a third driveway at the proposed location. Mr. King said the Police Department favored this option from a public safety point-of-view. Mr. King explained they have an open Conservation Commission hearing and expect to resolve all the outstanding questions at the December meeting. Mr. King explained he is proposing a three-sided box culvert, designed for the 100-year storm. The site has very high groundwater. He said he is working with the Town Engineer, and expect to resolve his concerns. Mr. French asked how many trucks would be in use. Mr. Mancini said initially, there will be five or six small trucks at the back of the building, entering and leaving a few times a day. Mr. King said he thinks the existing area is adequate for both truck storage and turning movements. Mr. Ragazzo asked what necessitates ground loading of a truck. Mr. Mancini said they used to load box trucks on loading dock bays; they now combine loading "curtain side" trucks with traditional box trucks. He said the workers have to load the trucks outside, which is unsafe and inefficient. Mr. Ragazzo asked if there would be forklift use. Mr. Mancini said they would like to be able to load some of the trucks from the inside of the loading docks, which would eliminate the need to have forklifts in the traveled areas. Planning Board 3 11118/2010 r--- " Mr. Cleary asked how many vehicles would be pulled into the building at a time. Mancini said there would be no more than two at a time. The clerk read comments from Mr. Burke and Mr. Cox, Light Department. Mr. King explained there is an existing streetlight at the driveway entrance. Mr. Mancini said there will be wall pack lighting on the building. Mr. King said there are no new light poles proposed along the new driveway. Mr. King explained the site sheet flows to an existing basin, and they will extend the existing berm so the flow will not bypass the basin. Mr. King explained there is a spot for snow stockpiling at the end of the driveway, and will only use sand during the winter, not deicing materials. There is a maintenance plan for the basin. Mr. King said the Conservation Commission will want some mitigation because of the proposed wetland crossing. Mr. French asked if the Town Engineer has signed off on the methodology for the infiltration; Mr. King said Mr. Alves is still reviewing that. Mr. Jodice asked the size of the curtain-sided trucks. Mr. Mancini said they have four or five box trucks and a 36-foot trailer. Mr. Mancini said he has been trying to contact the abutting property owner about an agreement to use his driveway, but he has not been successful. Mr. French said Conservation would probably want to be assured the applicant has made every effort to find a way to do this without any wetland crossings. Mr. McClanahan said he would prefer to wait until the Conservation and Engineering issues have been satisfied. Mr. King said he doesn't think Conservation will approve the application without the Town Engineer being satisfied. Mr. Jodice said he wouldn't be uncomfortable making a recommendation to the Building Inspector subject to Conservation and Engineering approval. The board discussed the possibility that the plans may change significantly as a result of the Conservation and Engineering concerns. Motion: To continue the site plan review to January 12,2011 at 8:00 p.m. (McClanahan-Cleary) All in favor. PASSES I 7. Public Comment Cheryl Collins, 1112 School Street, with the Keep Mansfield Beautiful Committee, said her group is certified with Keep America Beautiful. The Selectmen recommended she speak with the Planning Board about future projects. Mr. Jodice said he has spoken with Neil Rhein about student projects, which he said is an excellent program. Ms. Collins said they work with student groups and scout troops. Mr. French said Mansfield Planning Board 4 11/18/2010 . ............ "...~...__._--_._. T ---r--- " Crossing provided money for things like downtown signage and benches in its community benefits package. Ms. Collins said they are using whiskey barrels and painted trash barrels to try to tie the north end of North Main Street to downtown. Mr. Ragazzo said there are many children's groups willing to put in public service time. Ms. Collins said they have a website for people who want to donate time, service or funds. Mr. Ragazzo said having resident groups like this organize neighborhood cleanups would be a good way to get these projects done and save the town some money. I 8. Around the Table I 9. Adjournment Motion: To adjourn at 9:45 p.m. (McClanahan- ) All in favor. PASSES Next meeting: December 8, 2010 at 7:30 p.m. ~fc,tt~ (;-/ Ie/KrIlL! (~.~, i!l /(J le/ Signature of Clerk )"7 Col~. I:~{ i (, 21- Ie' ( Date of Approval Planning Board 5 11/18/2010 T .,. T1rT