HomeMy WebLinkAboutPLANNINGbrd_6202012Planning Board Minutes - June 207 2012 r6 I'VE D
Present: Tom French, Chair, Beth Ashman - Collins, Clerk, Michael McClanahan, Don a?lw OFFICE
Alternates: Ralph Penney
Shaun P. Burke, Director of Planning and Develoument; Jennifer Davis, Admillj§native Secretary.
The board discussed the possibility of a Fall Special Town Meeting and the need to address
issues from the Strategic Plan, such as zoning.
Mr. Burke said the South Coast Rail funding application is due July 31; SPREDD will be
discussing this round of finding at its meeting tonight and Mr. Flynn will let Mr. Burke know
where SPREDD is heading. Mr. Burke said he was considering applying under the
"transportation" heading to bring focus to the CSX rail crossing. Mr. Penney said the CSX
crossing has been investigated and pursuing the crossing may be fruitless, so the town would not
be following that path.
Mr. French asked about the South Coast Rail route; Mr. Burke said the Stoughton route was
chosen. He said he has requested several parcels be returned to the town as mitigation, which the
Department of Transportation is investigating.
3. Special Permit Cluster Subdivision Public Rearing continued — Rolling Fields Village — ?
16 Lots off Llm Street /Camden Lane - FecldWalsh
Mr French exnlnined there are only four members mesent who are elieible to vote.
Motion: To continue the public hearing to June 27, 2012 at 7:00 p.m.
(McClanahan - Cleary) All in favor. PASSES
Mr. Burke said he has spoken with Rep. Jay Barrows about adding the train station access RFP
to a transportation bill he is working on. He said he has also spoken with the Town Manager
about potential funding through the Federal Highway Administration's Tiger program. Mr.
Penney suggested the board should work on narrowing down the possible access options prior to
sending out the RFP and getting a consultant on board. Mr. Burke said the neighborhood
meetings will be important for the board to get a sense of residents' priorities, and said there are
residents in the area who have been involved in train station and access discussions for years.
Mr. French asked about getting a Tiger grant for the Route 106 widening. Mr. Burke said the
Tiger 1 grant funded the rebuilding of the Piscataqua River bridge between New Hampshire and
Maine, so it might be possible.
Mr. Burke said Ire has been working with GIS Manager Xia Gin on the Strategic Plan build -out
map, and the model has come up with 285 additional possible units under current zoning, which
could be around 800 people. He said the Wastewater Treatment Plan expansion will increase
sewer capacity, and DEP wants the town to adopt zoning to ensure the town will not exceed
sewer capacity at build -out. He said if the population will be over sewer capacity, the interest on
the loan for the treatment plant will be different.
The clerk read the public hearing notice. Mr. French explained how the public hearing will be
conducted.
Michael Perrault, PMP Engineering, explained the application is to change the owner, delete
findings 6 and 7 (page 3) and conditions 5, 6, 7 and 8 (page 5) and incorporate the March 20,
2012 parking variance. Mr. Perrault explained he came to the board several months for a
recommendation on parking relief, and subsequently received a variance from the Zoning Board
of Appeals. After the approval of the variance, the building inspector felt the special permit
should be modified to change the owner's name and to reflect the new parking conditions
granted in the variance. Mr. Perrault explained the parking has been reconfigured to add spaces
on site, with an increase in impervious surface of about 1.25 %, or 1,400 square feet. The site
complies with the parking requirements, and includes some compact spaces.
Department Head Comments
The clerk read memos from Engineering, Electric, Fire, Police and Conservation.
Mr. Perrault explained the additional impervious surface will not change the effectiveness of the
drainage system.
Board Comment
Mr. Penney said he may have a conflict because he is involved in the permitting of a similar
facility in another town. Mr. Perrault said the Planning Board is not voting to issue a special
permit, simply to change the owner and reflect the parking variance.
Mr. Cleary asked if there will be any parking overflow. Mr. Perrault said the schedules are being
reworked to eliminate overflow parking, and the new on -site parking spaces will help. He said
the large crowds are typically on the weekends, when the industrial park businesses are closed.
Mr. Cleary asked about an access road between this property and the adjacent one owned by the
same owner. Mr. Perrault said that access would have to go through an electric easement.
Mr. Cleary asked if the subcompact parking spaces will be clearly marked; Mr. Perrault said the
parking lot will be restriped and signed.
Mr. Burke said he has reviewed the plan with Mr. Perrault, who has been responsive to town
staff and board concerns. He said changing the name, deleting the references to the parking
findings in the original special permit and referencing the variance are appropriate. He
suggested the benefit would be the special permit would accurately reflect the new ownership,
the accurate number of required parking spaces and the grant of the variance.
Motion: To approve the modification of the special permit to change the special permit holder
from "Dana Barros Basketball Camp, LLC" to "Oxford Road Realty Trust;" delete Planning
Board Findings 46 and #7 (page 3) and Planning Board Conditions #5, #6, #7 and #8 (page 5) of
the September 1, 2004 Planning Board Special Permit, which relate to the required number of
parking spaces at the time the special permit was issued, from which the applicant received a
variance from the Zoning Board of Appeals on March 20, 2012; and to incorporate the March 20,
2012 Zoning Board of Appeals Variance (recorded May 9, 2012) by reference. The benefit of
the special permit accurately reflecting the new ownership, the accurate number of required
parking spaces and the grant of the variance outweigh any detriments
(McClanahan - Cleary) All in favor. PASSES
Motion: To close the public hearing (McClanahan - Cleary) All in favor. PASSES
The clerk read the public hearing notice.
Ralph Maloon, RIM Engineering, explained the plan for a three -unit, 30'x48' building on a
3,976 square foot lot at the corner of Crocker and Pratt Streets. He said the existing two - family
building burned down several years ago. There will be six parking spaces on this parcel, with
access to two of them over an easement. The roof will drain to a recharge system with crushed
stone, which balances the flow. There will be a channel drain across the front of the parking lot,
but Mr. Maloon said the Town Engineer would prefer a catch basin. Mr. Maloon said the area
has a high water table, so the building will be on slab.
Mr. Burke asked if there would be overflow into the town's drainage system; Mr. Maloon said
there would be some, but less than before. Mr. Burke asked about Mr. Alves's concern with the
channel drain. Mr. Maloon said Mr. Alves is concerned that when the snow is plowed, it will
plug up the grate and excess water will flow onto Crocker Street.
Department Head Comments
The clerk read memos from Engineering, Water, Electric and Conservation. Mr. Maloon said he
could install a full catch basin rather than the channel drains. Mr. Maloon said Pratt Street
pitches downhill, so he would have to go over the sidewalk and put the catch basin in a low spot.
He said the paving would have to be done carefully to get the pitch correct. Mr. Maloon said the
new plan addresses Mr. Gaffney's concerns regarding a new water service.
Board Comment
Mr. Penney said he has worked on abutting sites and asked if Mr. Cunningham has any concerns
with him participating. Mr. Cunningham said he doesn't see a problem.
Mr. Penney said he would love to see something done on this property. He noted the application
says the building will be one story, but the elevation shows a three -story building. Mr.
Cunningham said the proposal is for a three -story building, which will be under 45 feet high.
Mr. Burke noted the residential use is a special permit; if it were mixed use, it would be by right.
Mr. Cleary asked what is currently on this site; Mr. Cunningham said there is a foundation with a
fence around it. Mr. Maloon said there is an abutter's retaining wall on a portion of this
property, which will remain.
Mr. Cleary asked if this meets the setback requirements; Mr. Burke said there are no setback
( requirements in this zone. He said this corner will be improved with a new building.
Ms. Collins said she doesn't see that the benefits of permitting a residential use in this business
zone will outweigh the detriments. Mr. Cunningham noted the home that was there was a two -
family. Ms. Collins said she would like to see this redeveloped as a mixed use. Mr.
Cunningham said it would be difficult to fit parking for a business or retail use because of the
size of the lot. Mr. Cleary asked about nearby businesses; Mr. Cunningham said there are a
number of businesses in the neighborhood, as well as a two - family next door.
Mr. French asked why the proposal is for a three - family building. Ms. Collins noted a two -
family would not be allowed in this zone; the Zoning By -Law only allows rowhouseltownhouse
by special permit in this zone. Mr. Cunningham said the time to rebuild the two - family that
burned down by right has passed.
Mr. McClanahan said the proposal would be an improvement over existing conditions.
Mr. Burke said the parking requirement for a business in the B 1 zone is one space per 750 square
feet of gross floor area. Mr. Maloon said this site would be a very difficult place for a business
use. He noted Pratt Street is very narrow and the on- street parking makes it difficult for traffic.
Mr. Penney asked what the best use of the lot would be. Mr. Burke said if it were not residential,
it would have to be a very small business with low volume. Mr. Maloon said Crocker Street is
one -way, and there are frequently cars parked on the road. Mr. French said the lot is very small
for an office use, but asked why the benefits of building a three- family where there used to be a
two - family outweigh the detriments. Mr. Cunningham noted a two - family use is not allowed in
this zone. Ms. Collins noted rowhouse /townhouse is a special permit use, so the board has to
find the benefits outweigh the detriments. Mr. French said he thinks three units on less than
4,000 square feet is too much.
Mr. French noted there are only five members present and asked if Mr. Cunningham would like
to continue the public hearing.
Motion: To continue the public hearing to July 11, 2012 at 8:15 p.m.
(Penney - McClanahan) All in favor. PASSES
7. Public Comment
8. Around the Table
Motion- To jo rn t 9:00 p (McClanahan- ) All in favor. PASSES
eet g: une 27, 2012 at 7:00 p.m.
Sign ture of Clerk Date of A pro,/al