HomeMy WebLinkAboutPLANNINGbrd_03122014 Planning Board Minutes ;' —
March 12,2014
Present: Tom French, Chair; Beth Ashman-Collins, Clerk; Don Cleary, Cheqliaolli303, R
LeBlanc,Rod Oreste. Shaun P. Burke, Director of Planning and Developmcnt, ane;Dou tte.
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1. ZBA application for Variance— 11 Norfolk Street. The application is for relief from Section
4.4.2, 35%minimum open space(approximately 30%is proposed) and Section 4.3,
Landscaping and Screening, for an alternative landscaped buffer strip. Mr. Burke
Suggested sending the ZBA a positive recommendation.
Motion: To send the ZBA a positive recommendation.
(Cleary/LeBlanc) All in Favor. PASSES
2. Public Hearing notices
3. The Beacon
The board discussed several of its zoning articles for Annual Town Meeting.
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William Buckley, Bay Colony Group; Skip Coppola, Vice President, Market Officer for
Prologis; Attorney Frank A. Marinelli; and Maureen Ayers, Senior Property Manager, were
present.
Attorney Frank A. Marinelli said the owner has applied to the Zoning Board of Appeals for a
Special Permit for an alternative landscaping buffer to accommodate the new parking and docks
and a Variance to allow 30% open space where 35% is required.
Skip Coppola said most of his company's properties in the Cabot Park were built in 1970-1980
and are now outdated. He said wants to improve 11 Norfolk Street's functionality, mainly the
truck court, outside storage and parking; the building has been vacant for almost five years.
Mr. Buckley explained the site plan for the expanded parking area and loading docks. He said
the site is approximately 10 acres on the northeast corner of Norfolk Street and Forbes
Boulevard. The site has 240 parking spaces, with 30 spaces being used on a daily basis. One of
the improvements will be to expand the truck court to accommodate larger trucks. An existing
berm will be removed and the area regraded to increase visibility from the roadway. Two
additional loading docks will be added to each of the existing docks. There will be no increase
to the footprint of the building and no changes to the utilities.
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Mr. Buckley discussed the stormwater management system for the increase in run-off from the
impervious areas. Runoff will be captured in catch basins and enter underground chambers to
clean the stormwater before exiting to the existing drainage system.
Mr. Cleary asked about the area at the back and the sides of the property. Mr. Buckley said there
are railroad tracks at the back of the building, but no work is proposed for these areas.
Ms. Collins asked about the berm at the corner of Norfolk Street and Forbes Boulevard. Mr.
Buckley said the berm will be removed and replaced with landscaping.
Mr. French asked about the lighting. Mr. Buckley said the existing lighting will not change.
Bill Brown, a Registered Landscape Architect with Brown Sardina, explained 25 trees are
required along Norfolk Street; with the landscaped buffer required by the Zoning By-Law, a total
of 486 shrubs would need to be planted. With the buffer area reduced, 228 shrubs would be
required. Mr. Brown said 300 shrubs and grasses will be planted. The 16.5-foot deep buffer
strip along Norfolk Street will be replaced with a 5-foot vegetated buffer.
Ms. Collins asked why grasses have been substituted for shrubs and said 100 grasses are not
equivalent to 100 shrubs. Mr. French asked how many grasses are proposed. Mr. Brown said
the plan shows 100 shrubs and 200 grasses. Mr. Coppola said the landscaping for the frontage
on Norfolk Street is consistent with the image of the business park.
Department Head Comments
( The clerk read comments from the Water, Health, Conservation, Electric and Engineering
Departments. Mr. Burke said the Engineering Department's comments are technical but
minimal.
Mr. LeBlanc asked if the applicant considered removing some of the existing parking area to
keep the percentage of the permeable asphalt the same. He noted there are 241 parking spaces
but only 30 spaces are used Mr. Coppola said the building has been vacant for five years
because there is not enough trailer storage, which would require more impervious surface. He
said this plan will provide some additional trailer storage, but would still not reach the 30-40%
potential tenants require. He said it will provide limited outside storage, which is in demand. He
said giving back impervious surface is not an option.
Mr. Cleary asked about fencing between the building and the railroad tracks. Mr. Coppola said
there has never been any fencing in that area.
Ms. Ashman-Collins asked about the outside storage. Mr. Coppola said most potential tenants
ask for 2-3 acres of storage space but this property has only 1.5 acres.
Mr. Oreste said the planned improvements are not unreasonable and would decrease the vacancy
in the area.
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Mr. Cleary asked if it is possible to put shrubs on the town's property. Mr. Buckley said because
the underground utilities are in this area, it would not be feasible.
Mr. Burke said the building is hard to see from the road. Removing the berm and bringing it
down to grade, and formalizing the landscaping and the entrance to the building will help present
the building better to the public way. He said making the building more useful for tenants, more
accessible and modernizing the truck court is important. He said he likes the landscaping and the
underground stormwater storage, which will provide cleaner stormwater. He said the upgrades
are not only for appearances, they will result in a more marketable building and cleaner
stormwater downstream. Mr. Burke suggested if the board feels comfortable with what has been
presented, this is a site plan that is worthy of approval.
Ms. Collins said she is in favor of the redevelopment plan for this site but suggested more
deciduous shrubs with a better variety and less grasses. Mr. French agreed and suggested a ratio
of 150 shrubs to 150 grasses:
Motion: To approve the site plan for 11 Norfolk Street with the following conditions:
1. All department head comments fully addressed and included on final plans
2. The change in the landscaping is to be addressed on the final plan.
(Oreste-LeBlanc)All in favor. PASSES
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Representative Jay Barrow told the board a resolution was passed today by the House for a small
increase in the municipal budgets.
Representative Barrows said he is working with Senator James.Timilty, Representative Betty
Poirier and Representative Louis Kafka on the Transportation Bond Bill to get money earmarked
to help with improvements on Pratt Street, County Street,North Main Street and Oakland Street:
Representative Barrows said he has met with the Downtown Business Association and would
like to use GIS to identify housing units within 200 yards, east and west, of the North Main
Street corridor to see how many people reside in this area and how downtown businesses can
target this group. He said students at Bentley, Northeastern and Curry could do a marketing
study. He said there are seven vacancies on North Main Street now.
Ms. Ashman-Collins asked Representative Barrows about the improvements to the train station
for handicapped accessibility and parking. She said she feels Mansfield has enough ridership to
justify an over-the-tracks pedestrian handicapped-accessible walkway and elevator.
Representative Barrows said there is work planned for the North Common and he would like to
fix the handicap platform. He asked Mr. Burke to send a letter to Senator Timilty and
Representatives Poirier and Kafka about MBTA platform improvements. Mr. French asked Mr.
Burke if Ron Morgan at the MBTA could help with the handicap access at the train station; Mr.
Burke said he would speak with Mr. Morgan.
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Mr. French asked if any information has been received regarding the Beta Study. Mr. Burke said
the final report is being prepared and will probably be submitted by the end of March.
Mr. French asked Mr. Burke to send a letter of thanks to the Electric Department for its
consideration of the Planning Board's request for additional lighting on School Street and to the
Board of Selectmen for its consideration of the board's concerns about the speed limit in this
area.
Motion: To adjourn at 8:40 p.m.
J p. (Oreste- ) All in favor. PASSES
Next Regular Planning Board Meeting: March 26, 2014at 7:00 p.m.
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Signature of Clerk 1 Date of Ap oval
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