HomeMy WebLinkAboutPLANNINGbrd_03262014 Planning Board Minutes__ t E CFI VED
March 26,2014 CLERKS S OFF ICE
Present: Tom French, Chair; Beth Ashman-Collins, Clerk; Mi1 1,lClanahan, Don Cleary,
Ralph Penney, Cheryl Collins,Rich LeBlanc;Alternate Mike FeCk It' `" ! 10: 3b
Shaun P. Burke, Director of Planning and Development;Jennifer Crotty Dais,administrative
Secretary
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Motion: To appoint Mr. Penney Acting Clerk (McClanahan-Cleary) All in favor. PASSES
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1. Minutes February 24, 2014
Motion: To approve as submitted (Cleary-McClanahan)
2. Minutes February 26,2014
Mr. Penney asked what the board was voting on page 3 #7. Mr. French said it was to place
the articles on the warrant. Mr. Burke said town counsel has reviewed the articles and made
editorial changes to several articles. The advertisement for the public hearing
includes a summary of the articles. Mr. Penney asked if the board will vote again after
the public hearing; Mr. French said it would.
p. 6 paragraph 3 —Should have been Mr. Penney asked if, based on this location, structured
parking would make more sense than on-grade parking.
p. 7 TOD add"Mr. Penney said he wished the PB had held workshops in the fall to go
through this change to the ZBL" •
p. 8 -Mr. French said a hospital would not be an appropriate use in the TOD,but a doctor's
office or a medical lab would be appropriate. He said a use like that would be good for the
• community. Mr. Burke agreed.Mr. Penney asked if a medical office use would be tax
exempt;Mr. Burke said it would not be,unless it was an extension of a hospital use.
Mr. Maloon was not at site plan, Chris Cunningham represented himself. •
Motion: To approve as amended (McClanahan-Collins) All in favor. PASSES
3. Minutes March 12, 2014
Add Jane Doucette
Motion: To approve as amended (Cleary-Collins)
Four in favor. Penney, McClanahan, Feck abstained. PASSES
4. Public Hearing notices Easton,North Easton,Norton
5. Memo from Mr.Burke re: Town Counsel's Review of Planning Board zoning articles
Mr. Burke said CIP will have a short meeting on Thursday,March 27 at 6:00 p.m.to discuss
some School Department capital issues. •
1 3/26/2014
•
Mr. Burke.said Dr. Dulaski's Northeastern students will be presenting their ideas for the North
Main Street/Oakland Street area on Monday, April 7 at 7:00 p.m. in Meeting Room 3 a/b. Mr.
Burke said the students studied the existing right-of-way, looked at roundabouts at 106/Highland
Ave and North Main/Chauncy rather than traffic signals,reverse traffic direction on Mansfield
Avenue with reverse angle parking,turning lanes at Chauncy/Copeland. Mr. Penney asked if
there is another group of students looking at other issues, like sidewalks. Mr. Burke said the
town has not enlisted a school to do that. Mr. Penney asked if that was something the
Northeastern students would look at after their current project.
Mr. Burke said BETA Group will be at SPREDD's regional economic development
meeting will be April 8 at 3 p.m. about the Mansfield train station area access evaluation.
[Ms. Ashman-Collins arrived at this time]
Mr. Burke said he spoke with BETA today,the final draft of the Train Station Area Access
Evaluation is being proofed and he will get it to the board when it comes in
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-4 �i Att erm!t r'u Hear t lfes c�XX° cAm4p ;, uta a ex� 4 FehQa SKee
The clerk read the public hearing notice. Mr. French explained how the public hearing would be
conducted.
Jason Mikrut, VHB, explained the application for a Firestone Complete Auto Care at 229-243
School Street. Mr.Mikrut said they have met with staff several times;the original plan had a
much larger footprint and 53 parking spaces. They have received a variance to reduce the
parking spaces to 42,which allowed them to reduce the impact on the wetlands. There will be
two replication areas. He said the plan was well-received by the Conservation Commission. Mr.
Mikrut said the site meets all other dimensional, setback and open space requirements. The
parking will be at the front of the site with a right-in, right-out curb cut on School Street and
appropriate sight lines. The dumpster area will be enclosed. Trees will be planted throughout
the parking area and along the frontage, with shrubs and evergreens screening the dumpster.
Mr. Mikrut said staff was concerned about views of the bays from School Street, so they have
added a hedgerow with 85 shrubs, 3-4 feet high,as screening.
Mr. Mikrut said the stormwater management plan is in compliance with DEP stormwater
regulations for new developments. Rooftop runoff will be collected and discharged to an
infiltration basin;the parking lot runoff will discharge to a deep sump and an oil/water separator.
The site will be connected to existing utilities in School Street.
Mr. Mikrut said the light poles in the parking and loading areas will be 17 feet high. The poles at
the front and sides of building will be 10 feet high. The lights will have full cutoff fixtures so
light will not spill off the property.
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Mr. Mikrut explained Firestone is a small traffic generator. They did a trip generation study that
projects 30 vehicle trips an hour during peak time. He said sight distance is clear from the
driveway.
Mr. Mikrut said Firestone has upgraded its architecture to use two-tone brick,gable hip roofs
with asphalt shingles, glass glazing on the front of the showroom and service bays. Louvers and
downspouts will be painted to match the building's colors.
Mr. Mikrut said to meet the energy code,they may need to increase the thickness of the walls, so
the size of the building may be increased to 8,665. There will be no increase in the floor area.
There will be two signs on the front of the building(one over the showroom, one over the service
bays), 90 square feet total. There will be a 30 square foot, 15-foot high pylon sign along School
Street.
Mr. Mikrut said the hours of operation will be 7:00 a.m. to 7:00 p.m. Monday through
Friday, 7:00 a.m. to 6:00 p.m. on Saturday and 9:00 a.m. to 6:00 p.m. on Sunday
Mr. French asked if everything on the site complies with zoning, other than the parking; Mr.
Mikrut said it does.
Department Head.Comments
The clerk read memos from the Fire, Engineering, Water, Planning, Electric and Conservation
Departments.
Mr. Mikrut said they have worked with MMED and will install the transformers however the
utility wants.
Mr. Mikrut said there are a few outstanding Engineering comments, and they are scheduled to do
test pits to confirm groundwater elevation on April 1.
Mr. Mikrut said the Order of Conditions was issued at the last Conservation Commission
meeting,but is being held pending the verification of groundwater elevation.
Board Comment
Mr. McClanahan said the pylon sign looks too large for the area; Mr. Burke said it conforms to
zoning at 15 feet tall. He said the sign may look larger because it is a single tenant.
Mr. Mikrut explained there is a portion of the Route 140 layout,plus another strip of state-owned
wooded land,between this parcel and the Route 140 layout, so this parcel is not actually a corner
lot. He said the existing houses on 229 and 243 School Street will come down.
Mr. Penney asked the zoning; Mr. Burke said it is Il. Mr. Penney said the locus map is
incorrect; Mr. Mikrut said he would correct that.
3 3/26/2014
Mr. Penney asked about the estimate of 30 trips in a peak hour; Mr. Mikrut said"peak"refers to
the store's peak hours, generally around 5 p.m.
Mr. Penney asked about the uses; Mr. Mikrut said Firestone does things like tires, oil changes
and batteries, but no auto body work. Mr. Penney said this is a use that will fit in the area.
Mr. Penney asked about parking; Mr. Mikrut said they have received a variance for 43 parking
spaces.
Mr.LeBlanc asked the height of the sign;Mr. Mikrut said it is 15 feet high. Mr. LeBlanc asked
if the sign would be visible because of the tree coverage on the state-owned land. Mr. Mikrut
said the trees are back from the right-of-way,so there will be a view.
Ms. Ashman-Collins asked about noise. Mr. Mikrut said the loudest equipment is compressors,
which are stored at the back corner of the building. He said the area is entirely enclosed and not
open to the bay areas. Firestone has done a sound study using their loudest tool and found 97
decibels in the area of the building. He said without taking the noise attenuation provided by the
building into account,the noise would go down to 50 db on state-owned land across School
Street. He said the closest residences are across Route 140. Mr. Mikrut said normal highway
traffic is about 75 db, so the noise from this business will be less than highway noise. Mr.
McClanahan asked if the doors will be open during business hours; Mr. Mikrut said the doors are
opened and closed at different times. Mr. Mikrut said they do not anticipate the business having
a significant noise impact
Ms. Ashman-Collins asked about landscaping details. Mr. Mikrut said explained the trees being
proposed around the site, including screening,at the front of the site.
Ms. Collins asked about a guard rail. Mr. Mikrut said the site will be raised because of the
wetlands. He said the site will be about three feet higher and the building 2.5 feet higher than
School Street. There will be guardrails at the back, but not the front because of the hedges and
curbing. Mr. McClanahan said the building will be about the same height as the surrounding
buildings.
Mr. Cleary asked about loading areas. Mr. Mikrut said the curbing is sloped to allow trucks to
drive over it to access the loading doors; there will be enough room for cars to pass a parked
truck.
Mr. McClanahan asked about outside storage; Mr. Mikrut said there will be an enclosure for the
dumpster and used tires. The waste handling and disposal plan is part of the stormwater
management report. The used materials are picked up every three to four weeks and disposed of
properly. Mr. Mikrut said there will be no outdoor storage or work on site.
Mr. Cleary asked about snow storage;Mr. Mikrut said there is a snow management plan with
two snow storage areas. He said they have reviewed that with the Conservation Commission,
and there will be no snow storage along the front of the site.
4 3/26/2014
Mr. LeBlanc asked how cars would get back to Route 140 from the site. Mr. Mikrut said large
trucks will have to go through the business park,but cars and smaller trucks can make the turn at
the intersection and join the traffic flow. He said Firestone usually gets one large truck delivery
a week. Mr. Burke said the Fire Department will respond from Norfolk Street.
Mr. Cleary asked if the building will be sprinklered; Mr. Mikrut said it would be. Mr. Cleary
asked if there are doors at the back of the building;Mr. Mikrut said there are not. Mr.Burke said
the Fire Department will have access to three sides of the building.
Mr. Cleary asked about the stormwater area; Mr. Mikrut said they will have to maintain the area
and provide the Conservation Commission with reports.
Mr. Cleary asked about access to the adjacent sites; Mr.Burke said the residential curb cuts will
be closed and pedestrians can use the existing sidewalk.
Mr. Feck said this is a good use for the area.
Mr. French asked if there will be a small-sign at the driveway directing traffic; Mr. Mikrut said
there would not be.
Mr. French asked if the shrubs will be at the top of curb; Mr. Mikrut said they will be.
Mr. Burke said this is a great use for this location and will be a low traffic generator, especially
compared to some other uses, like a gas station or convenience store. He said the applicant has
worked well with staff.
Mr. McClanahan said he was concerned about the noise with 10 bay doors being open. Mr.
Mikrut said he thinks their sound study is conservative. Mr. Penney asked if Firestone would
consider keeping the doors closed until later in the morning on the weekends. Kyle Gibson,
Guggenheim Retail Real Estate Partners, said Firestone would consider that. He said they have
done sound tests with impact wrenches,which are quieter than older models, and found 30 db at
the property line with no building on site. He said the doors would be closed more often in the
winter in this climate. Ms.Collins said the residences are pretty far away and she doesn't think
the noise will have a large impact. Mr.Mikrut said there will not be 10 bays working at one time
because Firestone will not have 10 mechanics on at once.
Mr. French asked if the groundwater testing is significant. Mr. Burke said he doesn't think it is
fatal to the design; he said the engineers have designed a wet basin, so the only problem will be
if the groundwater is too low to support vegetation. Mr..Mikrut said they estimated groundwater
existing grade.
Mr.LeBlanc asked what a person in a car would be able to see from School Street. Mr.
McClanahan said the building would be higher than the shrubs. Mr. French said the shrubs are
intended to provide a visual barrier. Mr. Mikrut said the building will be about 3.5 higher than
the road. Mr. Burke said a driver will be able to see the building.
5 3/26/2014
Motion: To ask.Mr. Burke to draft a decision approving the project with the conditions
discussed and to continue the public hearing to April 2 at 7:15 p.m.
(McClanahan-Collins) All in favor. PASSES
William Buckley,Bay Colony Group, explained what has been done on the cluster subdivision
plan since the last meeting in November 2013. He explained this is a seven-acre parcel of land
with a 275-foot long road, four lots and 3.9 acres open space. He has asked for the following
waivers:
Section 4.1.5.2, To allow 40 feet of pavement in the cul-de-sac where.60 feet is required;
Section 4.1.5.2,To allow the elimination of the island in the cul-de-sac;
Section 4.1.5.2, To allow a 50-foot cul-de-sac radius where 70 feet is required;
Section 5.1.1, To allow the roadway to be superelevated in lieu of a crown;
Section 5.2.2, To allow 20 feet of pavement where 24 feet is required;
Section 5.4.2, To allow sidewalk on one side where sidewalk on both sides is required;
Section 5.5.1, To allow vertical granite curbing only where the sidewalk is located.
Mr. Buckley said the roadway is designed to be low-impact. The Swale will have stone check
dams to provide better water quality,the basin is shallow to blend into the land and a small berm
will be built to direct the water to the basin.
Mr. Buckley said he has addressed all department head comments.
Mr. French said the board had asked the Police Department to look at sight distance along
Winter Street. Mr. Buckley explained they shot the elevation where the roadway meets Winter
Street and found more than adequate sight distance in both directions. He said Mr.Burke had
been concerned about traffic coming from the west slowing to turn into the new roadway, and a
car coming down Winter Street not seeing one another in time. Mr. Buckley said he has added a
sign on Winter Street 250 from the new roadway to warn motorists about turning traffic.
Department Head Comments
The clerk read memos from the Fire,Engineering and Conservation Departments.
Mr. Buckley said the by-law requires the open space has to go to either the homeowner's
association or another non-profit. Both the town and the NRT have declined the land, and Mr.
Buckley asked the board to consider allowing the open space to be sold in conjunction with Lot
4. He said it would have all the same restrictions as open space.
Attorney Spillane said the other three homeowners would have the right to enforce the
restrictions on the use of the land. He said problems have developed with homeowners
associations not paying the taxes on open space. Mr. Burke said it would essentially be a !�
6 3/26/2014
conservation easement enforced by the homeowners and the town through the special permit.
Mr. French said he thinks it would be a good idea; Mr. Burke agreed. Mr. LeBlanc asked if the
open space would be a separate,non-buildable lot and be taxed at a different rate. Mr. Burke
said it would be. Mr.McClanahan said because this development is a cluster,it has to contain
open space. Attorney Spillane said the open space would be tied to Lot 4, and there would be
two tax bills. Mr. Burke said making the open space part of Lot 4 would not conform with the
requirements of the by-law, so it would have to be a separate,lot Mr. Penney asked if the owners
of the other lots would have use of the open space;Attorney Spillane said they would not,but
they would have the ability to enforce the use restrictions. Mr.Penney said the town would also
have the ability to enforce the use of the open space through the special permit.
Ms. Collins asked why the open space wouldn't go with Lot 2;Mr. Burke said Lot 4 abuts the
open space on three sides rather than one. Ms. Collins said having one homeowner take
responsibility for the open space is a good idea.
Mr. Buckley said there is an easement around the basin so the town could maintain it.
Mr. LeBlanc asked about oil/water separators. Mr. Buckley said his original design included a
swale with check dams,but in the winter, it may get plowed under and the water wouldn't be
able to infiltrate. He explained he added.a six-foot diameter catch basin with a four-foot sump to
address that;the pipe going out has a trap as requested by Mr. Alves.
Mr. McClanahan asked if the property backs up to the pond. Mr. Buckley said it does not,but
there is a wetland on this property that connects to the pond.
Mr. Penney said he has seen the stormwater design used in the south and it is very successful.
He said it is low maintenance and does not retain water.
Mr. Penney asked about the downspouts; Mr. Buckley said there will be a drainage system for
each house using chains that will infiltrate one inch of rain.
Ed Westhaver,80 Winter Street, said he understands the logic of the open space becoming part
of a lot. He asked the reason for the strip around the site from Winter Street to Lot 4; Mr. French
explained that is part of the open space and cannot be cut. He said the idea is to provide
additional buffer for the neighbors. Mr. Burke said the statute envisions a non-developable
buffer in addition to the setback on each lot.
Mr. McClanahan asked if the open space would be public; Mr. French said it would not be.
Mr. Burke said the issues the board and staff raised have been addressed.
7 3/26/2014
Motion: To grant the following waivers:
Section 4.1.5.2, To allow 40 feet of pavement in the cul-de-sac where 60 feet is required;
Section 4.1.5.2, To allow the elimination of the island in the cul-de-sac; !�
Section 4.1.5.2, To allow a 50-foot cul-de-sac radius where 70 feet is required;
Section 5.1.1, To allow the roadway to be superelevated in lieu of a crown;
Section 5.2.2, To allow 20 feet of pavement where 24 feet is required;
Section 5.4.2, To allow sidewalk on one side where sidewalk on both sides is required;
Section 5.5.1,To allow vertical granite curbing only where the sidewalk is located.
(McClanahan-Penney) All in favor. PASSES
Motion: To ask Mr.Burke to prepare a positive decision with the conditions discussed above
and to continue the public hearing to April 2, 2014 at 7:05 p.m.
(Cleary-McClanahan) All in favor .PASSES
Jim Sakonchik, Kratzert, Jones, Inc., explained the plan for the parking expansionrof the existing
industrial building. This will be a distribution warehouse for Yarde Metals, which deals in high-
value metals used to manufacture finished products. Mr. Sakonchik said the company is
concerned with safety and wants to be able to load and reload trucks inside the building rather
than outside. The existing building will remain primarily intact;the loading dock will be
modified with one external dock and the other three existing doors modified to allow the trucks
to pull into the building.
Mr. Sakonchik showed the board the existing conditions plan and the proposed plan for around
23,000 square feet of new paving. He said he has satisfied the Town Engineer's comments about
the detention pond.
The clerk read memos from the Health, Engineering and Conservation Departments.
Board Comment
Ms. Collins asked about additional plantings. Mr. Sakonchik said they will plant according to
the town's regulations and noted the plans include a detail of the plants in the retention basin.
Mr.Burke said the plan is to expand the truck court and parking area,which both meet the
required landscaping and buffering. The work will not encroach on the buffer area and they will
fill in existing gaps in the landscaping. Mr. Sakonchik said they will plant four shrubs per 100
square feet.- Mr. French said the plans should include a list of trees and shrubs;Mr. Sakonchik
said he usually relies on local landscapers for planting materials.
8 3/26/2014
Mr. Cleary asked if trees are being removed; Mr. Burke said trees in what will be new paved
areas will be removed,but existing trees in the buffer area will not be removed.
Mr. Sakonchik said they will use the existing lighting. Mr. McClanahan said LED lighting is
much less expensive.
[Mr. Penney left the room at this time.]
Mr. Cleary asked if the area is currently paved. Mr. Sakonchik said they are removing the
pavement and repaving the whole site.
Mr. McClanahan said this will be an improvement. Mr.Burke agreed and recommended
approving the site plan.
Motion: To approve the 234 Forbes Boulevard site plan with a detailed planting list and counts
added to the plan (McClanahan-Collins) All in favor. PASSES
37 d'ah8
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Ms. Collins asked how the town defines shrubs; Mr.Burke said the by-law does not define
shrubs. The board discussed adding that discussion for the 2015 Annual Town Meeting.
Mr. Cleary asked why there is a dedicated right-turn in from Route 106 to East Street. Mr.
Burke said when Mass Highway approved that plan around 1990,the idea was that acceleration
and deceleration lanes were appropriate because of the high number of residences in that area.
Ms. Ashman-Collins said she has an appointment with Cable Access next week to talk about the
TOD article. She said she wants to make it clear to voters that they will be seeing the article at
Town Meeting so they are not surprised.
Mr. McClanahan asked if there is a capital request for a parking garage; Mr. Burke said there
was a request in CIP from DPW for a feasibility study to evaluate a parking garage [in 2013].
Mr. Cleary asked about citizens' petitions for zoning articles. Mr.Burke explained there are five
articles: 55 and over housing in Rl for religious-based organizations; duplex in R2; rezone
Henry Street; FAR in I3;reduce parking in retail over 25,000 square feet.
Mr. French asked about Town Counsel's changes to the board's zoning articles. Mr. Burke said
he has spoken with town counsel's office, and thinks, other than the changes counsel made to the
Medical Marijuana article,the changes will not impact the board's articles. However, he said he
is concerned the Medical Marijuana article has been changed dramatically, in ways the board did
not discuss.
9 3/26/2014
[Mr. Penney returned; Town Manager William Ross and Board of Selectmen members Jess
Aptowitz and Olivier Kozlowski and Finance Committee member Scott Feeley arrived] r`
Mr. Penney said he is concerned that many older streets in town do not have sidewalks,then
when new developments are proposed, developers are not required to install sidewalks because
they wouldn't connect with existing sidewalks. He said the town used to budget money every
year for sidewalks. Mr. Aptowitz said he believes there is funding in next year's budget for
roadways and sidewalks. Mr. Penney said the town should prioritize where sidewalks need to be
replaced and installed.
Mr. Aptowitz said the Board of Selectmen discussed Town Meeting articles at its meeting,had'
some questions and asked the Planning Board to come to a Board of Selectmen meeting to talk.
Mr. Penney said the Planning Board zoning article public hearing is April 2. Mr.French asked
where the zoning articles are on the warrant;Mr.Aptowitz said the financial articles are at the
beginning. Mr. Penney said last year, some of the zoning articles were put on early, which was a
big help. Mr. French said addressing zoning issues is more important than something like a
transfer of funds. Mr. Penney said articles should be grouped together. Mr.Aptowitz said the
Board of Selectmen signed the warrant at its meeting tonight. Mr.French asked if there is
$50,000 on the warrant for a parking garage feasibility study. Mr. Ross said there is,the purpose
of which is to look at size,height,number of stalls needed to meet the needs, estimate a cost, so
the town can go to organizations like MassWorks with that information to try to get funded.
Mr. Ross said there is money set aside to repair sidewalks,but the Board of Selectmen would
need to approve expanded sidewalks. Mr.Penney said the old scenic roads do not have n
sidewalks,and the town used to set aside funds to install them. Mr. Cleary said there could be a
sidewalk betterment for a whole street. Mr.Penney asked Mr.Ross about having the
Northeastern students look at sidewalks; Mr. Ross said he thinks Dr.Dulaski would like to have
more projects for his students. Mr.Aptowitz said the first thing to address is fixing existing
sidewalks. Mr. Ross said the town owns a lot of greenbelt land and said should look at paved
biking and walking paths to help get people off the streets,rather than putting sidewalks on the
edge of narrow roads, which could be dangerous. He said there is state and federal money
available to do that type of trail. Mr. Feeley said the town will be selling some tax title property,
and the money could be put toward paths.
Mr. Ross said the warrant was signed at tonight's Board of Selectmen's meeting, so articles
cannot be taken off the warrant and amendments will have to be done at Town Meeting. He said
the Planning Board articles are grouped together right after the financial articles.
s "-
Motion: To adjourn at 10:30 p.m. (McClanahan- ) All in favor. PASSES
Next Regular Planning Board Meeting:'April 2 2014 at 7:00 p.m.
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Signature of alefk Date o Approval
10 3/26/2014