HomeMy WebLinkAboutPLANNINGbrd_9122012Planning Board Minutes
September 12,2012 " aµ�oc
Present: Tom French, Chair, Beth Ashman - Collins, Clerk, Don Cleary, Ralph PeP ;'y
Shaun P. Burke, Director of Planning and Development, Jennifer Davis, Administra r T 2b
Secretary
1. Meeting called to order at 7:00 p,nn,
Attorney Edward Valanzola, representing the applicant, San
Cordeiro, P.E., Allen & Major Associates, Inc. and "timothy
laced Phil
Strategies
Mr. Valanzola explained this is a minor modification to, th"e'2`010'Planning 11o�'l }d special permit.
The special permit requires a new public hearing fo , fthange of more than 5 °Nil ut Mr_
Min Valanzola said this proposal does not meet that thresh6lo. He said the new owner pf 1he site,
Sam Park & Co. wants to begin construction as soon 6s1n✓i §sible �l!]h;, ;!!�
Mr. Cordeiro explained the proposed o
accommodate a tenant, along with the
2.5% change, with an additional 1,030
increase of nine spaces. The original s
drainage system will handle additional
zoning and other lot coverggissues.
changes to'B4Oilding A, which are being made to
the parking loi{Ef the proposal will result in a
@: f building and 0„phrking spaces, an
it h I�0 parking `spaces. The approved
aidiSl `l ii`a1'suaces, and the site conforms to
'!h
Ms. Collins asked ah6,4 i!fhe landseO.ped area. Mr.,! ,Qordeiro said there is a landscaped buffer at
the front of the site,!ino l ! �t'y flwhich will remain, with!'i 6nie loss of landscaping in the triangular
area because of the reconfi&ted,Uitt�dti ;ar ;d parking. Mr. French asked for a copy of the
landsca in 1' G}'ii!l, lljll �!Il #�!ll,,l
P g,p,d�t�h!I.:1,!,, 1..
Mr. Fret# asked about'the c,pnstruet3Qi}l�chedule; Mr. Power said they would like to begin as
soon''as p � }ble. He said �• ,have liggiun clearing trees and installing hay bales and silt fences
per their diisgrvation Commiklsion permits.
Mr. Penney asked liow this nypiild impact the special permit. Mr. Burke explained condition #10
!!
allows for a less tha k5% chaange without the need for a special permit. Mr. Penney asked about
#iiI!"
the sidewalk and cross v ;lk light from the original special permit. Mr. Valanzola said they are
not proposing to change any of the conditions, and they are still committed to those items.
Mr. Cordeiro said the 2010 permit had 45,000 square feet of building, this proposes an additional
1,030 square feet of building for a total of 46,030 square feet.
Ms. Collins said this falls within the minor modification condition, and she does not feel the
board needs to review the landscaping plan before voting. Mr. French asked for the plan to be
provided to the Planning Department for review. Mr. Valanzola suggested the board's
recommendation to the building inspector could include that as a condition.
Mr. Burke said he is very comfortable with the proposed changes.
Motion: To make a finding that the proposed changes do not exceed a 5% change and does not
require a public hearing, and to send the Building Inspector a positive recommendation with the
condition that a landscaping plan be submitted to the Planning Department for review
(Collins - Cleary) All in favor. PASSES
3. Corresponience -_
I. September 11, 2012 letter of resignation from James Ragazzo 1
2. Form ICovenant - Lincoln Place [there are two sets of covenal }lp' ecause there are two sets
of owners]
Motion: To accept the Form I Covenant
PASSES
The clerk read a request from the applicant to confiiRA61the public hearing.
Motion: To continue the 2 -4 North Main Street public lheh�jp '� o September 26, 2012 at 8:OOpm
(Cleary- Collins) Three in favor. Peimey abstained. PASSES;
3. Correspondence continued
4. Rolling Fields Village Special Permit Mp rficahi}i lays to b's'igned
ti t h i,,t
The board discussed the fact that four rnem�neis to �o�apidve the modification, but one
fit l
has resigned, and wh l]o -14' ibther member e n sign the plans as an administrative act.
�f is
Motion: To sign tl e` Rolling' �fjblds special pe nit mylars
3
(Collins- Cledr" (hiee in f yor. Penney a,' tajned. PASSES
5. 17 Pratt Street concep`fij" la l�ii fn Cunniti''ham asked the board to look at a revised
Iii iiY' I! it`` tl��?'
plan for a twP1. faw' l wit n,�el it and g�r�g�'space on the first floor; mixed -use is allowed by
right ' me B3 zong`.1 ecause116 first floor is not entirely retail, the plan will require a
va���Ce. Mr. Frenc �' the speG� �}Sermit for a tluee- family was denied because the
Plan iii���g' oard felt it wa loo der]�e for the site, and the board had suggested a mixed -use
developmV, A two -fan ply is not an allowed use in the B3 zone. Mr. Cleary said the plan
would need' �16re architec "ral detail; Mr. French suggested making those changes before
going to the ZBIA1i iMr. 13utrke suggested the door to the retail space be at least partly glass
and said this plan �l ars to be exactly what the board discussed at the special permit public
hearing. Mr. Cunningham said with the garage space under the building, there would be two
or three parking spaces on Crocker Street rather than four. He said he has spoken with a
local small business owner about renting the retail space.
5. ZBA application for variance - Henry/Fowler Streets. Mr. Burke said this application
was denied by the ZBA a few years ago; the site is currently vacant. The site was two
25'x100' pieces of land put together to create a 5,000 square foot lot, but he said the lot is not
grandfathered because it was not a single lot with adequate frontage prior to zoning being
adopted in 1953. Mr. Cleary asked if the other houses in the neighborhood are built on
50'x100' lots; Mr. Burke said there are a number of 15,000 square foot lots on the adjacent
streets, which were created as Form As in the mid- 1980s. Mr. Cleary said this house appears
to be smaller than the one proposed two years ago. Ms. Collins said it would have been
helpful to show the location of abutting houses on the plan, but said the proposed house
appears to be consistent with the others in the neighborhood. Mr. Burke said the statute
requires a hardship to the land, which he said is difficult for any applicant to meet. Mr.
Cleary said there is a big difference between the 22,500 square fogJgt as required and the
5,000 square foot as requested. Mr. Penney asked if the fro
adequate; Mi. Burke said it is not because it is only 50 feet.
on Fowler Street, and because it is a corner lot, 30 foot se 'i b
Mr. Penney said if Henry Street is the frontage, the reai•lpll
15 is shown. Mr. Penney asked if there are other 1,,# In the
frontage; Mr. Burke said there may be some. Iv 'sJpermey s.
what the abutters have to say. Mr. French saiil'itl'p ars th
this one.
Motion: To send ZBA the following observatio
i ns: lls
4l
out neighborhood, but it does not m , t4p, statutory test f6k
small lot that may only have value to the "ali:ie }S
statutory requirements for the grant of a N%rianee
(Collins- Cleary) All in favor. PASSE +
6. Public Hearing ngQ,9,s — Attlebo�fo, Norton
7. The Beacon
but the
M
hry Street is
said the frontage is
oiled on three sides.
}lld be 30 feet, where
od4with 50 feet of
he would be, estgd to hear
nrroundine lots l�a l�'`l�araer than
vacant lot in an otherwise built -
el grant of variance; this is a
F'didoes'notbelieve it meets the
�EI'E I t
Mr. Burke distiiU ' led three d #ft zoning amendments for a possible November 13 Special Town
Mee lfilr#�Fus �inarily on financial issues. He said the TOD article the board has
been discussing shout bq' done at the 2013 Annual Town Meeting. Mr. Penney said he does not
want to do any of the z� "Iiing changes in a rush, and a Special Town Meeting is not the most
appropriate place for zoning articles. Ms. Collins agreed. Mr. French said the draft zoning
articles are not urgent, so could wait until the spring. Mr. Penney said the board should spend
some time working on zoning issues over the winter. Mr. Burke asked the members to look at
the drafts and decide at the September 26 meeting whether it wants to go forward.
Mr. Burke said he attended a meeting with MassDOT, MBTA and GATRA regarding Transit
Oriented Development. He said the meeting was very positive, with GATRA saying it has
$800,000 in federal funding available for work around the train station. MassDOT said it would
help the town arrange a meeting with DHCD about MassWorks or other infrastructure grant
money. At the 2012 Annual Town Meeting, $200,000 was appropriated to study train station
access issues, and Rep. Barrows put $200,000 in the transportation bond bill. That bill passed,
but the funding has not yet been released. Mr. French asked if this is happening because the
MBTA wants a parking garage and realizes it must solve the access issues before that can
happen. Mr. Burke said that may be part of it, but with Mansfield's ridership, the potential
developable parcels around the train station and the TOD proposal, Mansfield's project hits on
many of the South Coast Rail priorities. Mr. Burke said the MBTA representatives said they had
developed a proposal in 2000, which was not well received. Mr. Pennely' asked if the board could
get a copy of that proposal. Mr. Burke said one of the MBTA repres iitla�Ibes suggested an
overpass over the rail line from County Street on Hatheway -Patte s'' it land, rather than trying to
wlta"Yh.
get a grade crossing over CSX land. Mr. Burke said the meetinglwas, positive and productive,
but there were no commitments from anyone, other than setting up anbth meeting. Mr. Burke
said he mentioned decking Route 106 parallel to the trac) it it$t'4 right -in Y ght -out access,
which would have a minima] impact on Highland Ave #tie neighborhood. Iv1i•( B�{rke said the
focus of planning has to be on infrastructure. He rrot6d the towp has applied fortf�1poutlr Coast
! h CI ;i
Rail grant to look at infrastructure, but has not hea4'c��li if.. Mr. �'p mey suggested ���c�,�reduling
workshops over the winter to look at the train station fs's. an 'iing amendments. He asked
szl
Mr. Burke to continue communicating with the re resent from the meeting, and asked for a
contact list. Mr. French asked how many iparking spaces a p`Arking garage could contain; Mr.
Burke said that would depend on how mud l sent. He said tR40wn has to realize that if it
adopts TOD, it will be encouraging develo min ;I ch ill bring!`jj -W traffic.
Motion: To adjourn at
`11f,
nber }}26, 2012', at 71:00 p.nr.
Date of Approval
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