HomeMy WebLinkAboutPLANNINGbrd_12122012Planning Board Minutes
December 12, 2012
Present: Tom French, Chair, Beth Ashman- Collins, Clerk, Tony Jodice, Cheryl Collins
Alternates: Michael Feck `U
Shaun P. Burke, Director of Planning and Development, Jennifer Davis, Administrative
FICE
Secretary Z !3 1' A
1. November 28, 2012 minutes
Motion: To approve as submitted (Jodice - Ashman - Collins)
Four in favor. One abstention. PASSES
2. December 5, 2012 memo from Mr. Burke re: East Mansfield Substation landscaping. Mr.
Burke said some of the plantings are on private property, some are on the substation property.
Ms. Collins said the renderings may be what the plantings will look like when they are
mature, rather than when they are planted. Mr. Jodice suggested the board ask town
representatives what the renderings they present are intended to be, so residents'
expectations will be realistic.
3. Plan Wireless newsletter regarding changes in wireless technology resulting in changes in
how towers are sited and constructed.
4. Public Hearing notices — Attleboro, Easton, North Attleboro, Norton, Sharon
Mr. Burke presented a chart with a density and parking comparison among Mansfield and a
number of other industrial parks, as well as sample parking regulations from Sacramento and St.
Paul. Mansfield is similar to other parks except for Burlington, which has huge setbacks. Mr.
Burke said the parking requirement in Burlington is lower for taller buildings and more for
shorter buildings; he said buildings closer to Route 128 have to be stepped back.
Mr. Jodice said different communities define a "story" differently; he said it is probably a good
idea to specify the maximum height of a building rather than the number of stories. Mr. Jodice
said he has visited commercial buildings with "open space" like small gardens on the roof and
balconies. Mr. Burke said roof and balcony gardens serve two purposes; for "green" roof
technology and to promote outside activities for employees. Mr. Jodice asked if additional
plantings "on" the building could be used to increase density. Mr. Burke said they could be, but
he said it is important to retain the ground -level open space around businesses.
The board discussed adding "roof gardens or a green roof' to footnote #5 in 4.2.2, Density and
Dimensional Regulations — Business and Industrial Districts.
Mr. Burke said lie has removed "General Manufacturing" from 4.2.2, Density and Dimensional
Regulations — Business and Industrial Districts.
Planning Board November 28, 2012
Mr. Burke presented three options for subcompact parking spaces; 30 %, 50% and 40 %. He said
the industrial parks lie looked at have widely varying requirements. Mr. Jodice said he thinks it
is a good idea to allow subcompact parking, but is concerned developers may not plan
appropriately for tenants' parking needs.
Ms. Ashman- Collins asked if there is any retail in the business park. Mr. Burke said the Stop
and Shop plaza is the only primary retail in the business park, though there are some businesses
with small retail components. He said the majority of the business park has employee parking
rather than customer parking.
Mr. Feck asked about the Planning Board setting the number of spaces based on the use. Mr.
Burke said Fairfield, Ct does it that way; the developer comes in with a parking proposal and the
Planning Board reviews it based on a number of criteria. He suggested leaving the subcompact
parking at 30 %, but giving the Planning Board the ability to increase it to 50% in the PBD
depending on the use. He said lie thinks there will be more hybrid and electric cars in the near
future, which tend to be smaller, so businesses will likely begin providing more subcompact
spaces, as well as things like charging stations. He said the town should encourage and enable
those changes.
The board discussed allowing 40% subcompact parking by right; Mr. French said Ire would not
be in favor of more than 30 %. Mr. Burke said 40% would be an additional 24 cars per 1,000
spaces.
Motion: To allow 40% subcompact parking spaces in the PBD by right
(Jodice - Ashman - Collins) Four in favor. One opposed. PASSES
Mr. Burke said he thinks the business park is currently overparked, and suggested reducing the
parking requirement to 2 or 2.5 spaces rather than three in the PBD. He said he would rather see
more value in the buildings than larger parking lots. He said he is concerned successful
companies might outgrow the business park, and parking is one way to help prevent that. Mr.
French suggested between 2.5 -3 spaces per 1,000 square feet. Mr. Burke said 2 spaces might be
too low and could result in insufficient parking. Mr. Jodice asked about allowing shared parking
with 2 spaces. Mr. Burke said that works well with very high density; Mr. French said that
works best with businesses with opposite hours.
Ms. Aslunan- Collins said if developers are building to suit, they will likely know the type of
business and approximate number of employees, so can plan for parking. Mr. Burke said some
communities put in minimum and maximum parking requirements to avoid large, unused
parking fields when tenants change. Mr. Burke suggested a number rather than a range.
Consensus was 2.75 spaces per 1,000 square feet of building.
Mr. Burke said he has added "Parking structures in the PBD shall not be allowed as a primary
use nor as a commercial use. Parking structures shall not be counted toward FAR." The board
discussed whether to leave "primary" in the definition because of the possibility of unforeseen
Planning Board November 28, 2012
firture uses. Mr. Burke suggested leaving "primary" in the definition. He noted parking is
currently allowed to be 500 feet from the primary use. Consensus was to leave 3.5.20A as
drafted.
Mr. French said he doesn't have a problem changing the full -sized parking space requirement
from 9.5 feet to 9 feet. Ms. Ashman- Collins said that would go along with the board's attempt
to make the business park "greener."
Mr. Burke said he has added #4, permeable paving, to the list of building techniques making a
building eligible for a density bonus.
Mr. Burke said he will make the changes and send them to the members, then to Board of
Selectmen. Mr. French noted the Planning Board will have to hold a public hearing on all
zoning changes prior to Town Meeting.
Mr. Burke suggested beginning work on the B3 /B4 changes on January 9, followed by regular
business.
Mr. Bill Clemmey asked what the solar panel field at the Owens- Illinois building is classified as.
Mr. Burke said that is an accessory use to the business; the energy generated by the panels is
being used on site.
Mr. Clemmey said it might be worth looking at parking regulations in all commercial zones.
Mr. Clemmey said rooftop gardens require a lot of engineering to meet the building code.
Mr. French suggested adding a discussion about medical marijuana sales to the pending business
list. Mr. Burke said he has spoken with the Attorney General's Office, which said the
Department of Public Health is going to be regulating that issue. However, at this time, DPH has
not issued any regulations, so there is no guidance on whether the facilities will be pharmacies or
retail. Mr. Burke said the Attorney General's office told him the facilities will be regulated by
DPH only; he said he isn't sure DPH is going to be bound by any local zoning regulations.
Motion: To adjourn at 9:00 p.m. (Jodice- ) All in favor. PASSES
Next Planning Board meeting: January 9, 2012 at 7:00 p.m.
Signature of Clerk
Planning Board
Date of Approval
November 28, 2012