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HomeMy WebLinkAboutPLANNINGbrd_10102012Planning Board Minutes October 10, 2012 l "� Present: Tom French, Chair, Beth Aslmian- Collins, Clerk, Michael McClapa � , orlyi�odice, Don Cleary, Ralph Penney, Cheryl Collins; Alternate: Michael Feck C C F @ C E Shaun P. Burke, Director of Planning and Development, Jennifer Davisj��ipiati��e `. Secretary Gq 1. September 26, 2012 minutes Motion: To approve as submitted (McClanahan - Cleary) Five in favor. Two abstentions. PASSES 2. September 12, 2012 minutes Regarding the Henry Street/Fowler Street Variance, Mr. Penney said he doesn't remember saying the application doesn't meet the statutory requirements for the grant of a variance, but that it was a setback issue. He said he thought Ms. Aslnnan- Collins made a good point that building a house on the vacant lot would be an improvement. Motion: To approve as amended (Cleary - Penney) Four in favor. Three abstained. PASSES 3. August 15, 2012 minutes Motion: To approve as submitted (Penney - Cleary) Four in favor. Three abstained. PASSES 4. ZBA application for Finding - 29 Mill Street — David Oberlander. The existing house is eight feet off Mill Street, pre -dates the Zoning By -Law and wetland regulations would prohibit it from being moved further back. The application seeks a Finding for an addition with a 12- foot front yard setback. Mr. Penny said building the addition at the back of the house would put it closer to the wetland buffer zone, but he said there are already three sheds back there. Ms. Ashman - Collins said she is in favor of avoiding work in the wetland, and this application appears to meet the requirements of the statute, with a hardship because of the lot's odd shape and wetlands. Mr. Jodice said he is concerned the addition appears to be larger than the existing house. Motion: To send the ZBA a positive recommendation because of the hardship caused by the odd shape of the lot and the wetland areas at the back of the site. The proposed alterations will decrease the existing encroachment into the setback and avoid additional work in the wetland buffer area. (Asluuan- Collins- McClanahan) Six in favor. One opposed. PASSES 5. Letter of thanks to Jim Ragazzo Mr. Jodice apologized for missing several meetings because of conflicts with projects before the board. Mr. Mulkern said at the last meeting, there was discussion about the potential uses of the site, including residential and commercial. He said his current proposal is not to rezone the property, but only to use the existing building as residential under Section 3.7.1, Older Building Reuse. He said the remaining property would remain Industrial 2. Mr. Mulkem explained the site has approximately 227,000 square feet of building now, and he plans to demolish several of the outbuildings, bringing it down to approximately 180,000 square feet. Mr. Burke explained a zoning by -law amendment would be necessary to allow the residential use in the Industrial 2 zone. The Older Building Reuse section currently allows the residential reuse of older buildings if residential is allowed in the underlying zone; I2 does not allow residential. Mr. Burke explained the original intent of the Older Building Reuse by -law was for the reuse of schools and municipal buildings built prior to 1953 with over 2,000 square feet. Mr. Burke said there are not many buildings in town that would qualify under the Older Building Reuse by -law. Mr. Mulkern explained he has filed a citizens' petition for the 2012 Special Town Meeting to allow residential reuse in the Industrial 2 zone as a special permit use in accordance with Section 3.7.1, Older Building Reuse. Mr. Cleary said this proposal appears to allow the reuse of schools or other municipal buildings with less than 2,000 square feet. Mr. Burke said the intention of the Older Building Reuse by- law was for the redevelopment of buildings with more than 2,000 square feet AND built prior to 1953. He suggested rewording the proposed amendment to clarify that. He noted the amendment also adds a Planning Board special permit requirement. Mr. Jodice said this proposed amendment would only impact a few properties in town. Mr. French said the board will have to hold a public hearing on this amendment prior to Special Town Meeting. Mr. Penney asked about the South Coast Rail Grant; Mr. Burke said he has not heard back about the grant. Mr. Penney asked for copies of the 2000 MBTA proposal, the contact list of people involved with South Coast Rail grant and a list of available finding sources for access improvements to train station area. Mr. Burke said the MassWorks program has infrastructure finding available; he said he met with Victoria Magiure from the MBTA, who suggested the town narrow its focus, meet with them again, then apply for grant finding. Ms. Maguire also said the MBTA would not hind parking garages without development agreements in place between the town and abutting landowners. Mr. Burke said without a parking demand study to show the actual amount of parking spaces needed, the MBTA would not be willing to fund any structures. Ms. Ashvnan- Collins said the town would have to make its plans with a possible parking garage in the fature. Mr. Burke said the MBTA representatives he met with said Mansfield is much farther along than most of the communities it meets with. Mr. Penney suggested putting together a schedule of action items to work on over the winter. Marco Crugnale, Crugnale Properties, explained the changes to the plans for I 1 residential units with 1,000 square feet of retail. Access to the site will be from North Main Street, and there will be two parking spaces for each residential use and five for the retail space. The townhomes will have tandem parking under the buildings. Correspondence The clerk read an October 10, 2012 memo from Rick Alves, Town Engineer. Mr. Crugnale said the issues will all be addressed. Mr. French said none of Mr. Alves's concerns appear to indicate serious concerns about how the drainage system will work. Mr. McClanahan said it appears one of the existing parking spaces on North Main Street is within the proposed curb cut, so at least one on- street space will be lost. Mr. McClanahan said he is concerned that with two cars parked on North Main Street between the intersection and the driveway, sight distance will be a problem for vehicles taking a right out of the site. Mr. Burke said there are two existing curb cuts on North Main Street, one of which will be eliminated, so even with the loss of on- street parking spaces, traffic flow should improve. Mr. Penney said the elimination of those parking spaces is not up to the applicant, but to the town. Mr. Crugnale said he is closing two existing curb cuts and installing new sidewalks. Mr. French asked if some of the sidewalk is on private property; Mr. Burke said it is. Mr. French asked if it would be better for the town to own the sidewalk after construction, rather than the building owners. Mr. Burke suggested the building owner could grant the town an easement. He said there are no setback requirements that would be impacted by the loss of land to an easement, but the project has received density relief from the ZBA, so that could be impacted by an easement. Board Comment Mr. McClanahan suggested talking to the Police Chief about eliminating the North Main Street parking spaces. Mr. Burke said he would do that. Mr. Cleary asked about the number of handicapped parking spaces and the easements. Mr. Jodice asked about amenities like benches and bike racks; Mr. Crugnale said he doesn't think there would be room on the sidewalk. Mr. McClanahan asked if there is room between the buildings; Mr. Crugnale said he doesn't think there is. He said he could put a bike rack at the front and remove some of the low shrubs; he said there may be room against the building. Mr. Burke said the variance was based in part on wide sidewalks and additional green space. Ms. Collins said the five parking spaces for the retail space would limit the type of business. Ms. Ashman- Collins suggested signage to direct customers to the retail parking space spaces. The board discussed the amount of on- street parking available. Mr. Feck said he likes the project and doesn't think the Town Engineer's comments are fatal. Mr. Burke said he likes the project and said it will have a nice presence downtown. He said the architecture will tie this building in with some adjacent buildings and will be a nice focal point for people going north on North Main Street. Mr. French asked for color elevations for the North Main Street, West Street and back sides of the site. Mr. Crugnale said the back of the building will have windows. Public Continent Karl Clenuney, 175 Essex Street, said this would be tax benefit to the town. Mr. French suggested asking Mr. Burke to prepare a decision for the next meeting, have Mr. Crugnale bring in the revised plans and elevations, and signing the special permit at that time. Motion: To ask Mr. Burke to prepare a draft special permit decision (Cleary - Jodice) Six in favor. Penney abstained. PASSES Motion: To continue the public hearing to October 24, 2012 at 7:30 p.m. (Cleary- Jodice) Six in favor. Penney abstained. PASSES William Clemmey said he would like to discuss some zoning articles with the Planning Board for the 2013 Annual Town Meeting. Mr. French said the board has discussed a number of zoning articles, including a B3 /B4 article. Mr. Penney said the board would be discussing zoning issues over the winter. Karl Clemmey said the town should pay more attention to available land so it does not lose opportunities like the YMCA, which went to Foxboro. He said the land on Essex Street that went to Conservation at the 2011 Annual Town Meeting could have been two house lots and brought in $300,000, with several vacant acres left. He said groups like Habitat for Humanity would be looking for property for development. Mr. Penney said Town Meeting simply authorizes the Board of Selectmen to sell town -owned property, but the Board of Selectmen has some discretion. Mr. Penney said the board plans to work over the winter toward a goal of applying for train station access grants and asked what Mr. Clemmey's plans are for the Clemmey Tank site. Mr. Karl Clemmey said he looked into a plan several years ago for about 900 cars, but said something has to be done with the road. Mr. Penney said he has talked to residents who have told him they would be willing to sell some frontage to help widen Route 106. Mr. Karl Clemmey said if he buys the Paine School, he plans to tear it down to widen the intersection. Mr. Penney asked if the available grant funding is only for municipalities or for private landowners; Mr. Burke said he would look into that. Mr. Karl Clemmey said the state has received several billion in federal roadway funds. Mr. William Clemmey said the MBTA owns the land next to the tracks, but the town -owned land is away from the tracks. Mr. Penney asked if the Clermneys would be willing to share their plans. Mr. William Clemmey said he would be. Mr. Karl Clermney said he has nine acres and the Ditchman property has six acres. Mr. Jodice asked what the board's focus on the train station area should be and suggested widening Route 106 should be the priority. Mr. McClanahan said he has spoken with someone who wants to do residential reuse of the Hatheway - Patterson site. Mr. Burke said there is no residential reuse option on that site. Ms. Collins asked about plans for the North Common, Mr. Burke said he heard there is a group raising money for a new flag pole and other improvements, and said that kind of project may be best undertaken by the North Common improvement group. He suggested contacting the Town Manager's office. Mr. William Clemmey said the Board of Selectmen has authorized a warrant article to fund a flag pole on the North Common. 8. Atljourninent Motion: To adjourn at 9:10 p.m. (McClanahan- ) All in favor. PASSES Next meeting: October 24, 2012 at 7:00 p.m. A Signature of Jerk Date of Approval