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HomeMy WebLinkAboutmin of planning brd 06/09/05 t'"~' "'r' '\-1'" ,'" i. i,~ t" L I 'I t~} , .", ,,'~ n'-~' ICE ~. ~, ~"':,,' ,i,~; tJ r r: ' r--- Planning Board Minutes JUDe92005 Uy::; !}I ~O F'r'i 3: 5t, , .."",1 ,. ....' Present: Tom French, Chairman; Fred Armstrong, Clerk; Frank Holmes, Ken Tol1lUUl,' '. '.-." Doug Annino, John DeMassi, Waher Jenkins h ;'" ,;. I d~_O Shaun P. Burke, Director of Planning and Development ~1 ~'\ S S (t, est. T T S Lou Masiello, WS Development, explained the changes made to the plans. He said they are still before the Conservation Commission, and expect to have the review from the commission's consultant on June 13. He said Mr. Sullivan has sent the commission a memo indicating his concerns have been addressed. The FEIR will be submitted to MEP A next week. The ZBA process bas been completed; relief for parking, water body setbacks and landscape buffer bas been granted. Mr. French asked if the plans the board bas include Mr. Sullivan's comments; Mr. Masiello said they do, and they are the same plans approved by the ZBA. Mr. Masiello explained the site plan bas been changed to address two issues: the West side of the site (with the smaller shops), which was parked at slightly less than 4.5 spaces; r-- and the roadway through that portion of the site, which had been straight and there had been concerns about vehicle speed and travel paths. Both of those concerns have been addressed in this plan - the road bas been curved so it is oriented toward the site and is no longer a straight corridor; the loading area behind the stores on the West portion ofthe site bas been reconfigured, preventing left turns of loading vehicles to the main drive and allowing the loading area to be narrowed, creating another row of parking. The size of the buildings on the end have been reduced and shifted back to add parking in the front. This results in the parking for that area at 4.5, eliminating the need for patrons to park and cross the main driveway to get to the stores. Therefore, the request for relief for number of spaces went down; relief for 550 spaces were approved by the ZBA. The ZBA also approved work within the Route 495 buffer zone, in a reduced fashion from what the Planning Baord last saw. At the final ZBA meeting, the request for relief was reduced to include only the area under the power lines that will be placed on the site. Mass Electric easements do not allow vegetation under an easement. That area is currently clear, and Mass Electric will continue to have the right to keep the vegetation at reasonable levels. Mr. Masiello said they had been working on alternate layouts for the restaurant at the Northeast end of the pond. That restaurant bas been turned so it is parallel with the driveway, creating a one-way loading area that will be gated oft: The loading vehicles will no longer have to circulate through the parking field, and the radii of the parking ~ spaces in that field no longer have to accommodate service vehicles. The door of the ~ restaurant will be on the corner of the building with direct access to the parking lot and to the parking field across the driveway. This redesign was approved by the ZBA. Mr. Masiello said there had been a request for details on the overlook and public seating areas around the pond. Those areas have been shown on the plan with added detail, but their design is not finalized. Three overlook areas had been proposed around the pond, one between the two restaurants, one at the North end of the pond and one at the East end of the pond. The East end bas landscaping with a brick patio area and a stone wall, and would be an area to sit while walking around the stores, rather than an active use area. The North overlook area is in a more active zone between multiple buildings, is larger and has more benches, landscaping with a stone wall, pedestrian style lighting~ red brick paving and a planter area that would be visible on the drive in and serve as a green feature. The third area is a combination of two overlook areas, with two red brick patios and stone walls, more benches and more trash receptacles, and would provide an area to sit and eat take-out food. He said it would not be a leased space, but rather the developer would be responsible for its maintenance. There is a fourth outdoor area, which will be associated with the restaurant. He said the benches in the public areas would be permanent, but the outdoor seating area for the restaurant would likely be movable. r" Mr. Holmes asked if there will be stairs to get to the seating area; Mr. Masiello said there would be, as well as handicapped access. He said there will be sidewalks at the bottom edge and the parking lot edge of the patio. Mr. Jenkins said one ofhis concerns had been the back side of Building D in terms ofthe pond, and now there is a truck access in that area. He said he had been hoping for a green way with landscaping that would hide the back of the building. He said the drive is fully opened in this plan and asked how the comer of the restaurant would look, and said he would be concerned about the gates for the service areas. Mr. Masiello explained the gates are relatively recent additions and have been proposed in any area where there is a meaningful view into a loading area. He said when the site plan was broken into smaller clusters of buildings, it was necessary to have more service areas. He said the idea of the gates is to prevent patrons from looking directly into the service areas and said he bas tried to thicken up the landscaping, but added they may need more solid screening. He said the gates will be operational burdens on the stores; they are designed so a truck could drive all the way into the loading area and close the gate behind; someone would have to open and close the gates. Mr. Annino said he is concerned that the back of that large building fronts on the pond. Mr. Masiello said the original plan had the backs of the buildings against School Street, which bas changed. ~ Mr. French said the outside of the one-way truck access appears to have some sort of screen; Mr. Masiello said there is a guard rail at the base. David White, ESS Group, Project Engineer, said there is a wooden stockade fence above the guard rail and a three to four-foot grade difference between the fence and the walkway, which he said will be planted. Mr. French said perhaps landscaping and screening could be used to screen the ~ view from the pond. Mr. Holmes asked if a wall could be added and the pavement lowered or the walk raised to achieve more change in grade; Mr. Masiello said that could be done. Mr. Annino said he would be more comfortable ifhe knew what the back of the building looked like. Mr. Masiello said regardless of the fa~e design, there would still be a loading area. He said his company wants the shopping center to be well-designed so they can market it. Mr. Annino said all sides of each building should be well..designed. Mr. Masiello said he bas always intended to give the board the ability to conduct an architectural review of each building. Mr. Annino said the site and the buildings have to enhance each other, and said the board may approve a set of plans that won't enhance the building elevations that are submitted later. Mr. Masiello said he could do a cross section of Building D without having a building designed; Mr. Annino said the it would be hard to determine appropriate elevations without knowing the building facades and sizes. Mr. Masiello said the top portions ofthe buildings will be subject to architectural review, so the board can decide whether it likes them. Mr. DeMassi said he would like to know the elevations of the pond, roadway, sidewalks, potential building heights, fencing and service vehicles. Mr. Masiello said the buildings wouldn't be designed and specific, but a cross-section like that can be done, showing elevations from the spots people will actually be sitting. ,,-- Dr. Torman said a guard rail for trucks and some fencing and landscaping at the backs of the buildings can probably be done. Mr. Armstrong said some design elements on the backs of the buildings can help to improve the views, especially on Building D. Mr. Holmes said there appears to be landscaping between the walkway and the pond along the Building D walkway. Mr. Masiello said there is, and there is guard rail and fencing between the walkway and the loading area. Mr. Holmes asked if there will be a safety concern in that area. Mr. Masiello said some of the plantings are wetland enhancement plantings and have to remain, and there is a restriction on how close the sidewalk can be to the pond. He said he would look at additional plantings on the outboard side. Mr. Annino asked about a fence between the walk and the pond. Mr. Masiello said they are proposing a stonescape, and in between there is fencing around the p1azascapes. Mr. Annino asked about a fence around the pond. Mr. Annino said the wood fence should be varied and there should be consideration given to things like shade trees or pergolas around the plaza areas, vertical elements like flags and banners, gazebos or kiosks. Dr. Torman asked the size of the plaza near the gate; Mr. Masiello said there are four benches, four feet long, so there could be 12 people sitting in that area. He said the plaza is about 20x20. Mr. Holmes asked about the note indicating asphalt sidewalks; Mr. Masiello said they should be concrete and that detail will be changed. r'" ,-- Mr. Masiello said they were asked at the last meeting to develop artists' perspectives of how the potential Route 140 driveway could be done. He noted Mass Highway bas sent the town another letter indicating that would not be allowed, but Mr. Masiello said they would continue to design the site in case that is allowed. r' Mr. Masiello said the board had asked about the design of the front of the large building; that roofhas been changed to fit in with the development, column elements have been added, and the color scheme, brick and other material types have been changed to go along with the other buildings. Mr. Masiello showed the board a photograph of the area where the Route 140 ~ss would go; he bas had a drawing done showing the Route 140 travel lane into the site, with coniferous trees in the foreground and the clearing line behind them shown. He said there is about an 80-foot thick buffer of existing treescape that will remain between Route 140 and the site. Beyond that, there is 50 feet of open land that will be used for the power lines, and another 30 feet to the back of the buildings, for a total of about 200 feet from the treeline to the buildings. He said the buildings were sketched in to give an idea of the view from Route 140. Another drawing was done to show the existing and proposed landscaping trees inside the site to the point where the buildings become visible. He said that drawing shows the elevation differential, but it is too slight to see on the drawings. He said coming out of the site, there is a little more of a view corridor into the loading area, so another rendering was done to show the driveway going into the loading area. He said the trees proposed are placed in a manner to prevent wide-open views into that area. Mr. Masiello presented a revised version of his draft conditions including: updates of all the plan materials; an increase in downtown linkage funding from a $20,000 to $30,000 contribution; and the creation of financial surety of $200,000 to be linked to ongoing traffic monitoring after completion of the project. He said this would be returned ifhis assumptions prove to be correct or be used to create additional traffic improvements if those assumptions prove to be incorrect. He said he believes his assumptions are correct, but said the surety may give the town a higher level of comfort. CorrespondeDce The clerk read a May 20, 2005 letter to John D' Agostino from John Blundo, Mass Highway Chief Engineer regarding Route 140 access. The clerk read memos from Mr. Sullivan to Michele Grenier, Environmental and Conservation Planner and to Mr. Burke. r Pubtic CommeDt John Sullivan, resident, said the applicant and the board have obviously worked hard on this project. He said he has lived in another community with a large retail development, and asked the board to consider a number of items, including: the development should have its own security and emergency services; the developer should provide police details to offset the impact of the traffic. Mr. French asked what the developer's policy is at ('. existing shopping centers; Mr. Masiello said they haven't experienced the need for security at their shopping centers. He said the town commissioned a study that he used as a template to study these types of issues and found that the taxes and other revenue related to the shopping center outweigh the impacts of emergency calls. Mr. DeMassi said he bas spoken with the Police Chief in Smithfield, RI, who said there had been 1,200 calls to the WS project in its first year, which was more than expected by the studies, but the police were prepared for it. He said the Fire Chief said the number of calls went up, but was manageable. Mr. Masiello said this development is almost half the size of the development in Smithfield, which bas more big box retailers. He said the police calls to the Smithfield site probably includes the details WS orders and pays for during busy seasons. Mr. DeMassi said he is concerned about security in the parking lots and the inability of patrons or employees to get help from the back of the site. Mr. Masiello said they have not experienced the problems leading to demand buttons in parking lots at other facilities. Mr. French asked if there would be a management office; Mr. Masiello said their facilities are managed out of the Chestnut Hill home office. He said a few of their lifestyle centers have management offices during daytime hours, but not security offices. He said he wasn't sure if this center would have such an office. r Jim Polumbo, 155 School Street, said he was happy to hear about the surety being set aside in case of future traffic issues. He said traffic queueing has been backing up more on School, Spring and Willow Street since the School Street bridge reopened, and said that would increase with this project. Mr. Masiello said there will be widening at School/140, but School/Willow/Spring will be reconfigured rather than widened. Mr. Mueller said the plan will reduce the queuing problems. Jay Barrows, 370 Pratt Street, said the increase in linkage money for downtown is an amenity and he looks forward to working with WS and the downtown community. Board Comment Mr. Holmes asked about the Mass Highway letter, which indicates it will not allow the Route 140 access. Mr. Masiello said he bas just received that letter and it does appear to be a negative response to Route 140 access, but said he intends to continue discussions with Mass Highway. He said it doesn't change much in this project, because the on-site layout bas been planned to accommodate the Route 140 access, which will not be changed. He said the remaining traffic improvements have been designed to handle all the traffic from the shopping center without the Route 140 access. Mr. Holmes said Mass Highway seemed to be concerned about U-Turns eventually degrading the Route 140/School Street intersection. Mr. Masiello said they have submitted five design reports to Mass Highway for this project; he said he has not heard the U-Turn concern before. He said he doesn't believe that even if the V-Turn concern is solved, Mass Highway will approve a Route 140 access. He said he would continue to work with Mass Highway. Dr. Torman said the Board of Selectmen and Town Manager agreed that it would be r r-, worthwhile to pursue the Route 140 access; Mr. Masiello said he would work with the town and keep pushing Mass Highway. Mr. Jenkins asked if the surety could be used for the Route 140 access ifit approved at a later date. Mr. Masiello said that would be separate; the surety would be funding for unforeseen traffic issues. He said the two issues are not linked and the surety would remain for the full term agreed on even if the Route 140 access is approved. r Mr. Holmes asked if the restaurants are still 300 seats each. Mr. Masiello said most larger restaurants have that many seats, but smaller ones, like Panera Bread, have 20-30 seats. He said as the site plan evolves to show smaller stores, the overall seat count may be reduced. Mr. Holmes said he was concerned about the West end restaurants and Building J; he said the Zoning By-Law would require 75 parking spaces for a 300-seat restaurant. He said the location of parking spaces with respect to the restaurants has to be considered. Mr. Masiello said they have five restaurants with 300 seats estimated for each; 600 of those seats were on the West side. There are 500-600 parking spaces in that area. He said the parking has been increased to a 4.5 ratio, which he said is realistic. Mr. Holmes said he bas looked at some restaurants in the area; he said the 99 restaurant bas 180 seats with one space per 2.5 seats, and there is never enough parking. Mr. Masiello said the area bas gained 100 spaces; Mr. Holmes said he isn't concerned with the total number of spaces, but rather the configuration. Mr. DeMassi asked how many seats there are in a Picadilly Pub; Mr. Masiello said that is probably smaller than 300 seats. Mr. Masiello said the number of restaurant seats and total size of restaurant space hasn't increased, but the number of parking spaces bas increased. He said the photographs of other shopping centers he showed the board were in the afternoon of the day after Thanksgiving. Mr. DeMassi said the distribution of parking spaces is important. Mr. Annino asked how the outside seating figures into the seating count; Mr. Masiello said the outdoor seating would be included in the maximum restaurant seat limit. He said the benches on the walkways are not counted as restaurant seats. He said the building permits would include the outdoor seating. Mr. holmes said the restaurants in Building A and H have their own parking, but said the other two restaurants don't have enough parking. He said the restaurant in Building J would take up half the parking for the whole building, and the parking isn't near the restaurant. He asked if the curve could be stretched or the restaurant moved to create more parking. Mr. Masiello said that could be done, but would make Building I lose parking and no longer be parked at 4.5. r Mr. Jenkins said the free standing and end cap restaurants will be the larger ones, and the others will be less likely to be primary destinations. Mr. Masiello said that would be true; the smaller restaurants would be more likely to be used during a shopping trip. Mr. Jenkins said that type of restaurant will have a higher turnover than a larger restaurant. He said there are different peak demand times between the restaurant uses alld the retail uses. Mr. DeMassi said there are now six restaurants on the plan with 12,000 square feet of restaurant in the back, where there is plenty of parking, and 18,000 square feet of ,$ ,-. restaurant at the front of the site, which will be more congested. Mr. Armstrong said the smaller restaurants, like a Panera Bread, will have a different impact than the larger restaurants, like a TOI Friday's. Mr. Holmes asked about the plan showing truck movements; he said many of the truck movements he was concerned about are not shown. Mr. Masiello said the roads are all constructed for truck movements and said he would add the truck patterns. Mr. Holmes asked about Building G; Mr. Masiello said a truck would pull in and back into the loading area on the side of the building. Mr. Holmes asked about a loading dock for the restaurant on Building J; Mr. White said there is no loading dock proposed for that restaurant and typically, restaurants have smaller delivery trucks. Mr. DeMassi asked where the truck would stop for deliveries at Building J; Mr. White said all the restaurants have service entrances, but not formal loading docks. Trucks delivering to Building J would pull up parallel to the roadway. Mr. AnDino asked where the dumpster is for that restaurant; Mr. White said that isn't shown because they are waiting for the architect's drawing. Mr. Annino said the board would need to see all the dumpsters for all the buildings before making a decision. Mr. Masiello said he bas places in mind for dumpsters, but will show them on the plans. Mr. Holmes said the plans label the walls near the loading areas as concrete block; Mr. Masiello said those walls would be the same color and material type used for that side of the building. He said he would add a note to the plans. r Mr. DeMassi asked about trash receptacles, bike racks, shopping cart corrals and public restrooms. Mr. Masiello said he would show the locations of trash receptacles. He said they are planning to place five bike racks throughout the center and they will be shown on the plans. He said he bas requested not to include shopping cart corrals after discussions with the board. He said he understood the board did not want them, and would require the individual stores to collect their own. He said they would install them if the boatd wants them. Mr. Masiello said they haven't experienced the need for public restrooms at their other centers; he said very few people come to their shopping centers solely to use the recreational areas, most come to shop. Mr. Annino asked if the dumpsters would be gated; Mr. Masiello said some will be enclosed. Mr. Annino asked for locations, details and dimensions ofthe enclosures. He said he doesn't like the industrial steel guardrails; Mr. White said they had originally proposed wood guard rails and Mr. Sullivan has asked for a steel beam. Mr. Annino said he wants wooden guard rails. ,- Mr. Annino said the walkways around some retail stores are too natrow, at only six feet wide. Mr. Masiello said the paths are minimum six feet in front of stores; in aU of the stores the width from the building wall to the outside of the sidewalk is sixteen feet wide, with ten feet of landscaping along the front of the stores. He said the walks could be widened if the board preferred. Mr. Annino said he would rather see more walking area, which would help keep pedestrians away from the landscaping. Mr. Masiello said there is a ten-foot minimum for landscaping against the building required in the Zoning By- ~ Law. Mr. Burke agreed, and said the board could not waive that requirement; the ZBA would have to grant a variance. Mr. Burke said there is no landscaping at the doorways, so there would be ten feet at the entrances to the stores, but on either side of the entrance that sidewalk narrows. Mr. Annino said the walkways at the doors could be made wider and keep the landscaping in the other areas. Mr. Holmes said there appear to be only six feet at the three retail areas at the top of the site. Mr. Masiello said that is true, with the doors shown right at the six-foot mark; he said that can be changed. Mr. Annino said the new set of renderings are completely different than the old set; he said the new renderings show monolithic, non-detailed boxes. Mr. Masiello said the difference is that one of the buildings had a steel framework to it, which didn't go with the rest of the site, and which bas been changed. He said none of the other buildings have been changed. Mr. Annino said the new renderings show exactly what he doesn't want for this site. He said in Mr. Masiello's draft decision bas the board approving the architectural concept, which he said the board would have to discuss. He said he didn't think that condition gives the board much ability to review the design of each building. Mr. Annino said he has mentioned previously that he doesn't want to see a typical Kohl's; Mr. Masiello said he bas spoken with Kohl's and showed the board an alternate design for that building. ~ Mr. French said whatever renderings the board approves should be attached to the special permit so there is no misunderstanding. Mr. Annino said the architectural guidelines should also be an attachment. Mr. Armstrong asked about signage and whether one is proposed at Route 140. Mr. Masiello said they have shown a location for a sign at Route 140. He said there are 11 buildings on the site and as a tenant list is developed, he would return to the board to show images ofthe pylon signs, which would be consistent with the Zoning By-Law, or he would ask for relief. He said they do not want to put 11 signs on the site, but would have to meet the needs of the stores. He said they may need two signs and have identified possible locations. Mr. Armstrong said the board would not want a situation similar to Erin's Centre, with five pylon signs. Mr. Masiello said they are not seeking approval for signage at this time, and would return under architectural review. Mr. Annino said there are three locations shown; Mr. Masiello said there should only be two. Mr. Annino noted this is a special permit, so the board, not the applicant, will decide how much signage there will be. Mr. DeMassi said he is still unclear about the architectural review process and said the wording may need to change. Mr. Masiello said he would be willing to take the signage out of the architectural review and make it a separate permit. Mr. Armstrong asked about irrigation for the landscaping. Mr. Masiello said it would come from the pond, not the town's water system. r- Mr. Jenkins asked Attorney Ted Cohen, representing the Mansfield Citizens to Save the Land, about his statement regarding the special permit. He asked how Attorney Cohen came to the conclusions in his letter and whether they are representatives of the members of that group. Attorney Cohen explained he represents a group of residents, many of r- whom have attended Planning Board meetings, and with whom he bas discussed their concerns. He said collectively, that group is comfortable with the content of his letter. Mr. Jenkins asked if members of the group represent residents of Cobbler Road; Mr. Cohen said he does not know. Mr. Holmes said he thought those residents were in another group. Mr. Jenkins asked about directional signage on the site. Mr. Masiello said the only internal signage they have proposed are traffic signs, and they have no proposed store- related signage at this point. Mr. Jenkins said he thought signs like that would help with traffic flow. Mr. Masiello said he would be glad to provide signs for the major drawing stores at each decision point within the site. Mr. Burke asked what those signs would look like; Mr. Masiello said the ones they have done in other centers are on structures with the same treatment as the buildings, five or six feet high, five to ten feet wide. Mr. Jenkins asked to see samples of these signs. Mr. Jenkins asked if the farmhouse/Chamber of Commerce building is still in the works. Mr. Masiello said it is, and the Army Corps of Engineers is reviewing the site for wetland and historic issues. He said the Army Corps concurs with his thought that the porch wouldn't survive the move, but are requiring that it be rebuih in the same style. The building will need to meet ADA rules, so it can be modified to meet those requirements. ,r- Mr. Jenkins said he would like to see renderings of the electrical poles at Route 140. Mr. Masiello said there will be wooden utility poles, about 25 feet in front of trees that are higher than it and he will show it on the plans. He said the only high tension lines are existing across the highway, and they will not be changed. Mr. DeMassi asked if the endcap of Building I could be moved to the other end of the building to avoid a view of the poles. Mr. Masiello said he would prefer to use other means to screen that because Kohl's requires a standalone building and parking. He said if the board is unhappy with the plan, he would work on it. Mr. Armstrong asked about the possibility of moving the house on the corner on Route 140/School Street to another site for an affordable home. Mr. Masiello said the cost of moving a house across public roads and under power lines would be very expensive. Attorney Cohen explained his letter identifies the principal concerns the group he represents has and would like to see ameliorated in the event of an approval of the special permit. Mr. DeMassi asked how many residents Attorney Cohen represents; Attorney Cohen said there are 30-40 people in the citizens' group. Mr. Burke said the type of material and height of the fencing along the walkway should be considered. He said if there will be a loading area across from pedestrian areas and the pond, sound attenuation should be considered. r-- Mr. Burke said he would like to have some sense that the signage progmm for this center will conform to the Zoning By-Law and shouldn't need relief from the Zoning Board of r Appeals. Mr. Masiello suggested the permit include a condition the Planning Board bas approval over signage. He said he would not get approval from the Planning Board and then go to another board to change that. Mr. Burke noted the School Street/Plymouth Street intersection bas issues with emergency vehicles and asked if the applicant bas discussed that with the Fire Chief. Mr. Mueller said the current proposal is an electronically controlled flashing sign at or near the top of the bridge to alert westbound traffic on School Street to emergency vehicles. He said there has been discussion in the past about feasibility of a full traffic signal at that intersection; the Police Department doesn't support that. Mr. Mueller said he doesn't think that would meet the warrant for a full signal and said there is sufficient sight distance at the top of the bridge for a safe stop. He said with a light at the bottom, that may not be the case. Mr. Burke asked about a demand light that would flash at the top of the bridge and go full red at the intersection until the emergency vehicles have passed. Mr. Masiello said they have not discussed that with the Fire and Police Departments, but said he would. Mr. DeMassi said the signal at the top of the bridge could be used to warn people that there is a light at the bottom of the hilL He said while that intersection may not meet the warrant for a light now, with the added traffic to the mall, traffic will become worse. Mr. Holmes asked if the red light could be at the top of the bridge rather than the bottom, so drivers could see the traffic was stopped. Mr. Masiello said they have proposed warning lights at both approaches to the bridge in their plans. Mr. Mueller said there are standards that have to be followed to be consistent with other communities. r Mr. Burke said he bas had a number of inquiries from wireless companies; he asked if any of these buildings would be tall enough to accommodate wireless facilities and whether something like that may be pursued. Mr. Masiello said the backs of the buildings are 20-25 feet high, the highest points would be around 30 feet, and the site has no hills. He said they have only included a cellular tower on one of their sites, and that was when the town asked them to include it. He said they do not plan to do a cellular tower or arrays in this project. Mr. French said there had been discussion about the Cobbler Road residents. Mr. Masiello said they have an agreement in principal with them for him to replace some of the fencing behind the Cobbler Road properties and he is developing a plan showing the nature and length of what will be built. The fences will be built on private property at the developer's expense. Mr. French asked Mr. Burke to look at Mr. Masiello's draft conditions and to ask town counsel to look at it to ensure the language will adequately protect the town. Mr. Masiello said he thought he would need a week to 10 days to develop the information requested tonight. Mr. French asked that information be submitted to the board one week before the next meeting. r- Mr. French suggested the board start thinking about wrapping up the public hearing and making a decision. Mr. Holmes asked if the special permit and site plan decisions would