HomeMy WebLinkAboutPLANNINGbrd_01152014 Planning Board Minutes , z r D
January 15,2014 a _t..ial OFFICE
Th Present: Tom French, Chair; Beth Ashman-Collins, Clerk Don Cl 1 P
Collins, Rich LeBlanc; Alternate Mike Feck � �pe�, Meryl
Shaun P.Burke, Director of Planning and Development; Jennifer Crott _D417 v=A4ti i'nistrative
Secretary . S ;S
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William Ross,Town Manager, told the board he has been talking to Mansfield resident Dr.
Daniel Dulaski,a professor of engineering at Northeastern, about the North Main/Oakland Street
intersection and possible roundabout. Dr.Dulaski would like to have his senior engineering
students do a project on that intersection, as well as the Route 106-Route 140 corridor,to
develop some alternatives. The town's only cost would be train fare for the students. Mr.
Penney asked how the town can help the students; Mr. Ross said they would get feedback from
staff and will come to,the boards as part of their project. Mr. Burke said the students have been
invited to the BETA presentation on January 29. Mr. Cleary asked about making North Main
Street from the middle common north two-way traffic. Mr. Ross said SRPEDD has studied that,
but it would'result in the loss of parking spaces and a narrower North Main Street.
Mr. Ross said there is a developer looking at redeveloping the chocolate factory. He suggested
considering a development agreement to define the expectations prior to the developer
submitting any zoning amendment to Town Meeting. Mr.Penney asked if there would be any
jobs added with this redevelopment proposal; Mr. Ross said the developer plans some
commercial space, but the site would be mostly residential. Mr. Burke said the SJC upheld a
Wellesley development agreement in 2004,which was very detailed about things like uses and
density. He said having something like that in place could give Town Meeting a higher level of
comfort regarding a zoning change. Mr. Burke said it would be analogous to a TIF agreement,
which would be worked out with the developer, then approved by Town Meeting. Mr. French
said the Planning Board would have to be able to meet with the developer and be involved with
the development agreement prior to starting the special permit process.
Mr. Penney said one of BETA's short-term suggestions involved turning lanes at
Chauncy/Central and Chauncy/Copeland. Mr. Ross said Mr.Alves has been looking at that and
thinks it may be possible at Central Street, but not at Copeland Drive because that is state-owned.
Mr. Burke said there was a 25%design plan done during the Erin's Centre development that
could help with that area. Mr. Penney suggested the Northeastern students could help with some
ideas in that area. Mr.Burke said BETA plans to present its short-term ideas January 29.
Mr. Cleary asked about a light at the intersection of East Street and Route 106 near Mansfield
Green. Mr.Ross said that has been studied, but it does not meet the warrant for a light. Mr.
Cleary said the problem is more significant in the afternoon the school busses are running.
1. November 20, 2013 Minutes
Amendments: Ms. Collins was at the meeting; p. 3-Mr. Buckley explained there would be
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no "underground" drainage on Dutton Drive; p. 5 8th paragraph regarding the infiltration
basin—"town would be granted a utility easement to maintain the basin, but the town would
not own the area where the basin is located."
Motion: To approve as amended
(Penney-Feck) Six in favor. LeBlanc abstained. PASSES
2. December 16, 2013 request for partial release of surety-Stanley Village $8,352.43 /Memo
from Mike Ahern, Subdivision Inspector, recommending the release of$8,352.43
Motion: To release $8,352.43 from the Stanley Village bond; the new balance will be
$75,805.07 (Ashman-Collins-Penney) All in favor. PASSES
3. ZBA recommendation- 54 Chauncy Street—Samrout—Sign Variance
Mr. Burke explained the applicant wants to replace the pre-existing, non-conforming sign,
which is taller than allowed and does not meet the setback requirement, with a digital
one that would be more horizontal than the current vertical orientation. Mr. Penney said the
property line is the right-of-way of Chauncy Street. Mr. Burke said there are temporary signs
on the property that should be removed.
Motion: To send the ZBA a positive recommendation and suggest conditions that the
applicant be required to remove all non-permitted signs, the bottom portion of the new sign
should be a fixed"reader board"message, no moving or illuminated signs be allowed,
the bottom of the sign should be at least seven feet high
(Ashman-Collins-Penney) All in favor. PASSES
4. ZBA recommendation- 135 Cottage Street Hay Finding. Mr. Burke explained this is a
n pre-existing, non-conforming front porch the applicant wants to expand. He said the existing
porch is not covered and is so small that when the door is opened, a person has to back down
the stairs. The house pre-dates zoning and is a corner lot.
Motion: To send the ZBA a positive recommendation
(Penney-Feck) All in favor. PASSES
5. ZBA recommendation- 77-79 West Street-Mulkern—Special Permit to add a general
office use and Variances for two signs. Mr. Burke said the test for the special permit is
whether the proposed use is more detrimental to the neighborhood than the previous non-
conforming use. No outside storage is allowed, so the use will have to be conducted inside
the building. Ms. Ashman-Collins said the office does not seem to be more detrimental
than the previous car dealer business.
Motion: To send the ZBA a positive recommendation on the special permit to change,
expand or alter the pre-existing, non-conforming use because the proposed new use (general
office) does not appear to be more detrimental than the previous use, suggest conditions that
all materials related to the business should be stored inside and the doors be kept closed when
possible (Ashman-Collins-Collins) All in favor. PASSES
The variance request is for two freestanding signs. Mr.Burke said one free-standing sign
would be allowed and suggested one sign could include panels for both businesses. Mr.
Burke said this business is in a residential zone, where only very small signs would be
allowed for a home occupation.
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Motion: To send the ZBA a negative recommendation on the variance for two freestanding
sign,suggest one sign with multiple panels, not to exceed height and area allowed in Section
4.7.1.2. (LeBlanc-Penney) All in favor. PASSES
6. December 13, 2013 memo from William Ross, Town Manager re: Annual Town
Meeting Warrant
7. December 16, 2013 memo from Rick Alves, Town Engineer re: Maple Street Utility
Upgrades/Scenic Road. Mr. Burke said this plan has been well coordinated with other work
by the Water and Light Departments, as well as DPW's reconstruction of Maple Street. Mr.
Penney said this will be an improvement for this water line,which was one of the first to be
connected to Cate Springs.
8. January 6, 2014 memo from Mr. Burke to Mr. Ross re: gift accounts. Mr. Burke explained
there was a question about using the remaining funds in the downtown fund and the sidewalk
gift account. He explained the sidewalk fund was established with donations from
developers to maintain existing sidewalks and the downtown gift account was established
with a donation from the Mansfield Crossing developer to help the downtown merchants.
Mr.French asked if it would be reasonable for the developer of a small subdivision
off a street without sidewalks to offer to make a donation to the sidewalk fund,which could
be used to construct sidewalks on the main street. Mr. Burke said the Planning Board could
make that suggestion, but only the Board of Selectmen would have the authority to actually
take the funds. Mr. Penney said promoting sidewalks is a good idea. Mr. Burke said he
thinks Mr. Ross is supportive of sidewalks and walking trails.
The board asked Mr. Burke to draft a letter to the Town Manager explaining the board's
support for sidewalks and encouraging contributions to the sidewalk fund, suggest the
Planning Board and Board of Selectmen should continue to focus on adding sidewalks to
existing roads. Mr. Penney suggested utilizing the Northeastern students to develop a
sidewalk plan throughout town. Mr.Burke suggested including sidewalks in capital plan.
9. Public Hearing notices: Attleboro,Easton,North Attleboro,Norton, Plainville, Sharon
10. The Beacon
11. January 15,2014 letter from Attorney Edward Valanzola re: plan to complete required
improvements at 315-339 School Street("The Pavilion")per October 27, 2010 special
permit/January 15, 2014 letter from Mr. Burke to Attorney Valanzola. Mr. Burke explained
there have been some complaints about insufficient Buffalo Wild Wings parking since the
restaurant opened in December and the crosswalk from that site to Mansfield Crossing. Mr.
Burke met with Attorney Valanzola, Tim Power from Sam Park Co. and Ptlm. Kinahan.Two
temporary gravel parking lots with temporary lighting have been added for employees. A
temporary crosswalk across School Street will be installed, and the permanent crosswalk will
be redone with thermoplastic paint. Mr. Burke said the Police and Fire Chiefs want the signs
at the crosswalk to be pedestrian activated. The new sidewalk on the Mansfield Crossing side
of School Street will be constructed in the spring. Mr. Burke said he provided the developer
with a sign cut for a solar-powered,pedestrian-activated sign. Mr. LeBlanc said the speed
limit on School Street is 40 mph, but drivers go much faster; he asked about the possibility of
lowering the speed limit in that area. Mr. Penney noted as part of the special permit, the
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developer will be required to do a traffic study two years after the site is fully occupied.
The board asked Mr.Burke to send the Board of Selectmen a letter regarding the high speed
of traffic on School Street and concerns about pedestrians crossing the street and ask them to
look at the idea(with the Police Department) of potentially lowering speed limit. Also ask
the Light Commissioners to add additional lighting on School Street. Mr. Burke said the
developer is considering phasing the construction of the second building at this site,and is
considering leasing space from Mansfield Crossing to accommodate employee parking.
12. January 15,2014 invitation to train station area property owners to the January 29, 2014
public meeting with BETA Group re: train station area access evaluation, 7:15 pm in Room 3
a/b. Mr. Burke said he has confirmed this public meeting with the Board of Selectmen.
Mr. Burke said he will ask BETA will provide the board with the materials it plans to present
prior to the January 29 meeting. After getting public comment at that meeting, BETA will
return to the Planning Board with its findings and the draft report. Mr. Burke met today with
BETA to discuss their progress, the remaining tasks and the schedule for completion. The
board discussed the presentation BETA did at the December 4 Board of Selectmen meeting,
which several members felt went off track, especially with the number of parking spaces and
parking garages. Mr. Burke said the town has heard from the MBTA that the maximum
parking development at the train station is between 1,200-1,500 spaces. The board discussed
there may be as many as 1,100 existing train station parking spaces. Mr. Penney said he
thought BETA was headed in the right direction at its last meeting with the Planning Board,
but the presentation at the December 4 Board of Selectmen's meeting went off track. Mr.
rTh Burke said many of1the basic tasks from the contract have been completed, but there are
several outstanding issues.
Mr. Burke said BETA would be making its short-term recommendations at the January 29
meeting,then after gathering public comment at that meeting, will make its final
recommendations and present its report. Mr. French said the December 4 meeting was very
hurried because of the Board of Selectmen's schedule; Mr. Burke said at this point,the
BETA presentation is the only item on the January 29 agenda. Mr. Penney said he thinks
BETA should make it clear that the purpose of the meeting is to discuss access option ideas.
Mr. Clemmey suggested holding a charrette like the one Dr. Mullin did in 2011. Mr. Burke
said the January 29 meeting will happen, but a charrette is a good idea. Mr. French asked
Mr. Burke to talk to the Town Manager about the January 29 agenda. Mr. Burke said he
would talk to BETA about doing a charrette, although it is not in the Scope of Services.
Mr. Penney suggested thinking about a charrette after seeing how much interest there is at the
January 29 meeting.
Mr. Penney asked about the end of the contract. Mr. Burke said BETA is about two weeks
behind schedule. Mr. French said he doesn't want to drag the process out, but doesn't want it
to be rushed. Mr. Burke said there may be some zoning recommendations, like TOD zoning,
that come out of the process.
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Mr. Burke said he has been asked by commuters,both drivers and walkers, if this will make
it easier for them to get to the train station. Mr. French said a grade crossing will have to go
through CSX, and this study and recommendations will be back up for the town to use when
it requests support from local representatives.
Mr. Penney said there should also be a plan to improve the Chauncy Street/Highland Avenue
intersection. Mr. Burke said BETA will be making both short-term and long-term
recommendations. Mr. French said he thinks BETA understands that.
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Mr. French suggested talking about some of the items the board may want to consider sponsoring
at 2014 Annual Town Meeting. He said the board did a lot of zoning work in 2013 and had a lot
of success, but he said he is concerned about taking on too many issues this year. The board
discussed some possible zoning amendments, including:
Adaptive Reuse of Historic Structures—As the board discussed earlier with the Town
Manager, it may need to meet with the potential developer regarding a development agreement.
Mr. Burke suggested even if the current developer doesn't work out, it may be worth discussing
a by-law like this to address historic structures. He said there are a number of older buildings
that could come under a by-law like this, depending on the size specified in the by-law.
B3/B4—The board discussed whether to revise the B3-B4 by-law and bring it back after it failed
in 2013.
Medical Marijuana Mr. Burke suggested adopting a by-law like this, even though Mansfield
was not selected as a location in the first and second rounds.
Architectural Projections into Setback-Ms. Ashman-Collins said this could avoid some of
the variance applications filed with the ZBA.
Airport Changes—The Airport Commission has asked the board for assistance with several use
changes, including allowing a restaurant at the airport. Mr. French asked if a restaurant would be
an accessory use. Mr. Burke said it may have been an accessory use when the airport had a
staffed control tower, but he doesn't think it would be now.
Residential Compounds—The board has discussed deleting Section 5.7 in its entirety. Mr.
Penney suggested imposing design requirements on the roads. Mr. Burke said there would be
questions about inspections, bonding and liability if the town added design requirements to
private roads.
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Transit Oriented Development The article was withdrawn from the 2013 Annual town
Meeting warrant; the board will discussed whether it will bring it back for 2014.
Mr. Karl Clemmey said the proposed DPW facility on Fruit Street is going to be a large issue at
Annual Town Meeting and the Planning Board will likely be asked for a recommendation.
Mr. French suggested looking at Drive-Th'roughs. The board discussed existing drive-throughs
at pharmacies, banks and restaurants. Mr. Burke said there is a fundamental difference between
a drive-through at a bank and at a fast food restaurant. Mr. French said he agrees with that. Mr.
Penney said this topic came up during the B3-B4 discussions. Mr. Karl Clemmey said the
queuing would have to work and there should be more than one driveway. Mr. Burke noted
drive-through is a use currently allowed in the Industrial 1 zone.
Mr. Burke asked if the B3-B4 change would impact the redevelopment of the convenience store
on Elm Street. Mr. French said it would not because the by-law would not change the currently
allowed uses or densities;only the name of the zone would change to "B4, Village Business."
Mr.Bill Clemmey suggested an overlay district for the B3-B4 zone.
Mr. Karl Clemmey said he thinks the rowhouses on North Main Street came out well.
Mr. Feck suggested adding meetings to discuss the zoning items. The board decided to add a
meeting on February 5 to discuss town meeting articles; February 12 will be the Dutton Estates
continued public hearing; February 26 with BETA (for the Planning Board); March 5 to finalize
town meeting article wording.
Mr. Burke said he will share the board's discussion with BETA. Mr. Penney said thinks
everyone wants to see the study finalized and useful.
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Motion: To adjourn at 10:00 p.m. (Penney- ) All in favor. PASSES
Next Planning Board Meeti•g: January 29,2014 at 7:00 p.m.
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Signature of Clerk Date of Approval
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