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HomeMy WebLinkAboutPLANNINGbrd_8212013Planning Board Minutes August 21, 2013 3 Present: Michael McClanahan, Acting Chair; Beth Ashman - Collins, Clerk; Ralph Penney, ^ F ICE Cheryl Collins, Richard LeBlanc; Alternates Rod Oreste and Mike Feck aIi j Shaun P. Burke, Director of Planning and Development; Jennifer Crotty Davis, Administradve` ", r -O: 35 Secretary Motion: To appoint Mr. McClanahan Acting Chairman (Feck - Collins) All in favor. PASSES Mr. Feck excused himself from the Mr. Burke presented the revised plans, including the roadway being raised to accommodate the higher than expected water table. The highest change in elevation was about 4.47 feet at Station 4+-47, at the mouth of the cul -de -sac. Mr. McClanahan asked if the lots will require additional fill. Mr. Burke said the lots around the cul -de -sac will have to be filled. I-Ie said the drainage at the back of the site will not change and the swale parallel to Partridge Lane will remain to pick up the outfall from the cul -de -sac. Mr. Burke explained the road will drain to double catch basins at the cul -de -sac and the island has been raised and will be graded and seeded. Storm events up to and including the 100 -year storm will be stored in the cul -de -sac island. The roadway will be relatively flat to about 150 feet back and that section will drain toward Elm Street; the rest of the new roadway will drain toward the cul -de -sac, and the last 75 feet of roadway will be super- elevated. The developer has agreed to rebuild the existing catch basins in Elm Street. Mr. Burke said this was a difficult situation, but thinks the town and the developer have arrived at the best possible solution, which will add more storage capacity for the 100 -year storm. Mr. Penney asked if the steps taken by the Town have been sufficiently documented. Mr. Burke said he believes they have been. He said the developer knew there was an issue that had to be addressed, and he has been very cooperative. Mr. Penney said it is fortunate the problem was recognized early enough in the construction process that there was an opportunity to resolve it. James DeVellis, DeVellis- Zrein, introduced Dan Mills, MDM Traffic Consultants; Ed Tartufo, Jack Conway Associates; and Jeff Salmeri, Dynamic Dental Mr. DeVellis said the Conservation Commission has issued an Order of Conditions for the site, and if there are changes tonight, he will go back to the commission. He said he has met with the department heads and revised the plans based on their comments. Mr. DeVellis explained the site plan for the 2.4 acre site at the corner of Route 140 and Chauncy Street. Mr. DeVellis presented a table showing the site's conformance to the Zoning By -Law, 8/21/2013 including a landscape plan and illumination plan; the site will not require any zoning relief. Mr. Patel has donated some of the back land to the Mansfield Music and Arts Society. The plans show the wetland line and building setbacks. Three parcels are being combined and three existing curb cuts will be closed up; the two remaining curb cuts will be combined. The site is clear cut and hay bales and the silt fence have been installed. Mr. DeVellis explained the layout and materials plan, showing a 14,750 square foot building with a retail auto parts store and a dentist's office. Following the department head meeting, the circulation plan for the 76 -space parking lot has been added to the plan. Dumpster and loading areas for each use. Mr. DeVellis presented the lighting plan showing 20 -foot poles with low ambient light around the site and none spilling. offsite. The plan shows extensive landscaping along the buffer with trees and shrubs, as well as plantings around the foundation. The plan shows handicapped spaces and a full sidewalk along the front of the building. Mi. DeVellis said they are looking at architects to design the building, but at this point they are focusing on the site aspects. Mr. McClanahan said the board would like to see some renderings before a final vote. A4r. DeVellis explained the utilities are all underground to Chauncy Street. There will be a private sewer pumping station connected to a 3 -inch force main and an existing manhole. Stormceptors and water quality units have been added to help mitigate runoff. Mr. DeVellis said they will be sharing some parking spaces and some land for water and sewer mains with the neighboring businesses. He said the details of those easements will be added to the final plan. Mr. Burke asked what would happen if those easements are not obtained. Mr. DeVellis said they would have to come back to the board with a different access and parking configuration. He suggested any approval could include a condition that the easements be obtained from all the parties. He said the single curb cut is the best plan, but the site would also work with more than one curb cut. Mr. Mills explained the traffic study and plan, focusing on sight lines from the proposed driveway and trip generation. There will be no access to the site from Route 140. There are currently three curb cuts along Chauncy Street, which will be closed and this site will share a driveway, shifted 30 feet to the west, with the existing abutter at 272 Chauncy Street. Mr. Mills said the sight lines along Chauncy Street meet ASHTO requirements. There is a slight vert ical curve near Copeland Drive, about 600 feet away. Minimum sight distance for the speed limit is 200 feet in either direction; this site has over 400 feet. Mr. Mills said he estimated trip generation for the morning and afternoon peaks using the ITE trip generation manual for a 15,000 square foot new building with retail and office uses. Mr. Mills said be estimates 35 vehicle trips exiting the site in the morning and afternoon peaks and about 20 trips entering, for about 55 vehicle trips total. He said the retail component would have less weekday morning traffic than the office use, and more Saturday traffic. Mr. Mills said there is a benefit to eliminating the three curb cuts and combining one with the abutting business. 2 8/21/2013 Mr. McClanahan asked if the exit will be one -way or two -way; he said he is concerned about traffic leaving the site turning left. Mr. Mills said the traffic would be two -way. He said Giles Place is about 125 feet from the driveway. Mr. McClanahan asked about the CVS driveway; Mr. Burke said it is about 50 feet further down Chauncy Street. Mr. Mills said the traffic numbers are for the morning and afternoon peaks, with lower numbers during the middle of the day. He said there are regular gaps in traffic because of the lights at Route 140 and at Copeland Drive. Mr. Penney said the traffic numbers are based on the retail auto parts and office uses and asked what would happen if the tenants change. Mr. Mills said his traffic numbers are for those two uses. Mr. Burke asked what the typical hours of operation for the dentist office would be; Mr. Sahncri said they operate 8 am to 8 pm. Mr. Burke said the cars will be stacked within this site, but said he understands the concern about traffic trying to go left out of this site blocking traffic along Chauncy Street. Mr. Mills said they are trying to move the driveway as far as possible from the intersection. Ms. Aslunan- Collins said this is not a high traffic generating proposal. Mr. Tartufo said he thinks combining driveways will help the traffic situation. Mr. Burke said he appreciates moving the entrance back from the intersection. Mr. Burke asked about the lighting plan. Mr. DeVellis explained the photometric plan showing 20 -foot poles around the perimeter, shining onto the property and two poles pointed toward the building. There will be safety lights at the building entrances. I-le said the average is just under one footcandle, the maximum is 8.7 footcandles under the poles and the minimum is .1, so the parking lot will not be dark. 1VIr. McClanahan asked about the spillover onto Route 140; Mr. De Vcllis said he would look at that. [Mr. Oreste arrived at this time] Mr. DeVellis said the lights would likely be left on for about an hour after the businesses close. Mr. McClanahan explained there could be a 50% reduction in lighting after closing, which would still provide security. Ms. Ashman - Collins asked about the landscaping plan. Mr. DeVellis explained the plan shows a selection of deciduous and ornamental trees. M r. DeVellis explained there is a stop line at the driveway with 3.5 foot high clear visibility and downward sloping grades, which will result in a sufficient sight distance triangle. Ms. Collins asked whether the proposed trees will thrive given the amount of road salt used in this area. Mr. DeVellis said his landscape architect used hardy local species that will do well. Ms. Ashman- Collins asked about pedestrian access. Mr. DeVellis said there are sidewalks along both sides of Chauncy Street and a crosswalk on Chauncy Street. This site will have an interior sidewalk and they will reconstruct the Chauncy Street sidewalk where the curb cuts are closed. 8/21/2013 Ms. Ashman- Collins asked how pedestrians would access the building. Mr. DeVellis said pedestrians would have to cross the driveway. Mr. Burke asked about the landscaped area at the front of the building; Mr. DeVellis said there is a swale and a rain garden to prevent water from entering Chauncy Street. Mr. Burke suggested looking at connecting the public way to the new sidewalk with a walkway through that landscaped area. Mr. DeVellis said he would look at that. Mr. Penney asked how the new site plan approval regulations affect this plan. Mr. Burke explained the old regulations required a decision in 21 days, while the new site plan process allows 45 days. He said this plan was filed July 31. Mr. DeVellis said it will take sometime to get an architect on board and to design the building; Mr. Penney asked for a rendering of the view from Chauncy Street. Ms. Ashman - Collins said the board does not want to see long blank walls (tieing major roads. Mr. Patel said he wants to make sure this building is a good entrance to Mansfield. Mr. Tartufo said the first objective was to develop a footprint for the building, which they did when they went to the Conservation Commission. He said now that the footprint has been approved, they can have an architect design the building. Mr. Penney said the proposed building meets the setback and FAR requirements and thanked Mr. DeVellis for providing the table showing zoning conformance. He asked if the applicant could address the board's concerns and come back with a revised plan. Mr. Burke said the board could continue the discussion to give the applicant time to address the issues. Mr. DeVellis asked if it would be possible to vote subject to the board's review of the architectural renderings prior to construction; Mr. Burke said the board did that with Mansfield Crossing. Mr. Penney asked if the soil tests and drainage calculations have been submitted. Mr. DeVellis said they have been, but the Town Engineer has some outstanding issues. He said he is confident they will be addressed without having to modify the plans. Mr. Burke asked if the engineering comments could be addressed by the next meeting, leaving the renderings as the only outstanding issue. Mr. Penney asked to see the standard building design for the auto parts store. Mr. DeVellis said the access easements are in process. Mr. Penney said he doesn't think the board would have a problem approving the plan pending the easement agreements. i\,ir. Penney said the private sewer lift station will relieve some burden to the town. The site plan will be continued to September 11, 2013 at 8:00 p.m. The outstanding issues include: rendering from Chauney Street and floor plans; signage plans; Town Engineer's continents; easement agreements; pedestrian access from Chimney Street. Mr. DeVellis said he has had a very positive experience with the boards and with town staff. 4 8/21/2013 Mr. Penney asked it be noted Mr. Burke has witnessed groundwater levels at Rolling Fields 6- 18 inches below grade. Mr. Penney said using crushed concrete as fill at Rolling Fields could raise the ph levels because of its lime content. - otion: To approve as amended (Penney- LeBlane) Five in favor. McClanahan abstained. 2. August 5, 2013 letter from Mr. Burke to Vincent Botti re: 34 North Main Street special permit extension 3. August 15, 2013 memo from Mr. Burke to the Planning Board re: Dolan Estates 4. Public I ]caring notices —Attleboro, Easton, North Attleboro, Norton 5. The Beacon FS l +arm A (ANR) Plans 55, 67 and 69 North Main Street — Cedarfield Mr. Burke explained the proposal to separate the lot into two, one each with an existing building. He noted there are no setback, frontage or area requirements in the B2 zone. He recommended endorsing the plan. Motion: To endorse the ANR plan for 55, 67 and 69 North Main Street (Penney- Collins) All in favor. PASSES The board discussed what would happen if the easement agreements did not work out on the Route 140/106 site. Mr. Burke said the easements would be a legal agreement between two private property owners, with which the town would not get involved. Mr. LeBlanc said he was concerned about the easements expiring or the properties being sold, which could change the amount and configuration of the parking. Mr. Burke said the property owner could come back to the Pluming Board to revise the plans, or if too much parking is lost, go to the ZBA for relief. Ms. Collins said the rowhouses built on North Main Street look better than she anticipated. Mfr. Penney asked about the kick -off meeting for the train station access study with the Board of Selectmen and BETA. Mr. Burke said that has been scheduled for August 29 at 7:00 p.m. Mr. Feck and Mr. LeBlanc volunteered to serve as the Planning Board's representatives to the Capital Improvements Committee. Motion: To appoint Mr. Feck and Mr. LeBlanc to CIP (Penney - Ashman - Collins) All in favor. PASSES 7. Pu blic ic Comment Motion: To adjourn at 9:00 Next Pla wing Boar ieeting: Signature of Clerk All in favor. PASSES September 11, 2013 at 7:00 p.m. '- // .701.3 Date of Approval 8/21/2013