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HomeMy WebLinkAboutmin of planning brd 07/20/05 r q: if'!~ Planning Board Minutes ' , j ~,' ,- July 20, 2005 (,', 1::: ';, q ,',:' In. ') ') Present: Tom French, Chairman; Fred Armstrong, Clerk; Frank Ho1m~~ K.-en T6rn1atl.;' , . L ,) Doug Annino, John DeMassi, Walter Jenkins Shaun P. Burke Director ofPlannin and Develo ment S ~i;~ Michael Lane As-Buih Motion: To sign the as-buih (Torman-Armstrong) All in favor. PASSES Mr. French arrived at this time ~~~.~........... 't Lou Masiello, WS Development, explained the changes to the plan, including: All guardrails are wooden; Walkway around the pond will be concrete; Details of wooden stockade dumpster enclosures in areas visible to the public; Bike racks added Loading areas to match the architectural fucades of buildings; Trash receptacles on the walkway around the pond; Snow removal plan; Loading circulation plan f' Ron Mueller, Greenman-Pedersen Inc., the applicant's traffic engineer, explained the following traffic-related changes: Improved Level of Service on School Street and the Plymouth Street/School Street intersection mitigation. Mr. Mueller said he has further investigated the level of service on School Street, where there had been some concerns about certain turning movements. The timing at the light at the site's driveway has been adjusted to make the intersection function at a level C. Mr. Mueller said he has met with Public Safety and Mr. Burke about the School Street/Plymouth Street intersection, and they are proposing to install a traffic signal at the PlymouthStreetJSchool Street intersection, which would normally flash yellow at School Street and flash red at Plymouth Street. During an emergency, fire trucks and ambulances would have Opticon systems to activate the full signal. He said the biggest concern was to avoid having vehicles stop at the bottom of the hill; he said with an overhead arm traffic light, sight distance will be almost 900 feet from the School Street approach. There will be a flashing sign at the Sean Road/School Street intersection so that when the Plymouth Street light turns red, a signal will be sent to warn drivers of the need to stop ahead for emergency vehicles. There will also be a sign on School Street approaching Plymouth Street from West Mansfield. Dr. Torman asked how the Opticon would shut of; Mr. Mueller said it can be set to turn on as soon as it receives a signal from the fire truck, and to turn off as soon as the truck goes through the intersection, or it can be set for a certain time delay. Mr. Masiello said this would be part of the traffic improvement plan his company will pay for, which will include the transmitters in the emergency vehicles. He said the system will also be r connected to the intersection at School Street and the site driveway, as well as at the Route 140/School Street intersection. I" T (" Mr. Masiello said there is a line of utility poles at the rear ofthe site near Route 140, and showed the board a photograph of what a pole under the utility easement would look like. Mr. Masiello showed the bo&rd a photograph of the type of light pole that will be used in the pedestrian promenade areas, along with stone walls similar to what will be used here. Mr. Masiello showed the board photographs of the type of dumpster enclosures that would be used; he said the fences will be high enough to shield the entire dumpster. Mr. Masiello showed the board a plan ofa directional sign at the first internal intersection, which will have six smaller signs for stores in the interior of the site. The sign will have a stone veneer and be about five feet high, with internally illuminated panels at the top three feet. He said this would not be a pylon structure. Mr. Masiello showed the board an artist's rendering of the pond area and seating areas. Trash receptacles have been added, with seating around the perimeters. Fencing has been added so the backs of buildings will not be visible from the pond. The view from the pond seating areas across the pond is shown, with a wall and a fence. The wall will be stone veneer treatment, with repeating pylasters at the top and wooden fencing in between to break up the view. The top of the fence will be high enough so the people standing on the walkway will not be able to see into the loading area. f' Mr. Masiello showed the board photographs of buildings at other facilities and renderings of the facades, walkway treatments and lighting elements planned for this site. Mr. Masiello said there has been discussion about parking configuration of the west side of the site. He said he has been granted a variance for a 4.5 parking spaces per 1,000 square feet, which was what the Planning Board recommended. He said there are about 1,500 restaurant seats in the whole project, and the board had been concerned about parking configuration. Mr. Masiello said he would cap the total number of restaurant seats in the west side at 600. Mr. Holmes asked what percent of parking the west side represents; Mr. Masiello said the area has a 4.5 ratio, or about 500 spaces. Mr. Jenkins asked about the location of the directional sign relative to visibility for cars leaving the west side. Mr. Masiello said he would look at that. Mr. Jenkins said he didn't want left-turning traffic to be impeded. Mr. Masiello said there would be room to relocate that sign to avoid that. Mr. French noted the picture of the courtyard area from another facility and asked if that is what this development would look like. Mr. Masiello said the courtyard in the photograph, in Canton, Connecticut, is located in a physical recess beween the buildings. He said there are no recesses like that at this site, but the courtyard style will be similar. f' f Board Comment Dr. Torman asked if the directional sign could be shorter; Mr. Masiello said they wouldn't want the bottom panels to be too low, but said they could remove two panels at the bottom. Mr. Mueller said they can find a safe location for the sign. Mr. Annino said he was concerned this site wouldn't look as nice as the photographs of the Connecticut site. He said he didn't think the large Kohl's at the back of the site will be very attractive. Mr. Masiello said the Connecticut center is anchored by a two-level Kohl's and a Dick's Sporting Goods, both in the interior of the center, and do not detract from the attractive portions of the center. Mr. Annino said large stores like that will be very visible. Mr. Masiello said the center would be able to contain both large stores and smaller, higher end stores. Mr. Annino said the large stores should be similar in style to the smaller stores; Mr. Masiello said Kohl's wouldn't be willing to change their standard design to match the smaller stores. f' Mr. Holmes said he welcomed the cap on the number of restaurant seats in the west end, but said he was concerned the restaurants would take up all of the available parking in that area and suggested reconfiguring the spaces around those buildings. Mr. Masiello said he doesn't want a parking problem any more than the board does. He said even if all 600 restaurant seats are clustered in one area of the west side, there wouldn't be a safety issue, but a convenience issue, because pedestrians won't have to cross main roads. Mr. Mueller said it would be somewhat self-regulating, because restaurants won't lease space if they don't feel they have enough parking. Mr. DeMassi said because there are spaces identified as restaurants on the plan, he assumes those spaces will be marketed as such, even if they are not the best locations. Mr. Masiello said he believed the issue is more of convenience than of safety. Mr. Armstrong said the Kohl's at Derby Street in Hingham seems to have some detail on the facade; Mr. Masiello said the Kohl's for this site has a stone treatment along the base with a gradual step-out at the vestibule, to provide three-dimensional relief. Mr. Burke said the dumpster enclosures appear to be standard six-foot cedar fences, which are not very durable, and asked about using a different material. Mr. Masiello said they have regular maintenance of their fences. He said they typically use either the wood fence or a masonry enclosure, either of which can be broken, and it is easier to replace the wood fences. Mr. Masiello said they have used plastic products that resemble wooden fences, which is an option. Mr. Jenkins said he would like to see the fences tie into the materials that will be used around the pond. Mr. Masiello noted most of these fences are in loading areas, rather than in public areas. Dr. Torman suggested using tall hedges; Mr. Masiello said that could be done, but would take awhile to grow tall enough. Mr. DeMassi asked to see some fencing options. (' Mr. Annino asked about softening the School Street entrance to the site, which will be five lanes. Mr. Masiello said they have proposed a median boulevard, which is wide enough to accommodate trees. He said they will plant that area, but noted there is a portion near the entrance that is in state control. Mr. Mueller said the state doesn't T' f' norma.1ly allow plantings on its land because it won't maintain them, but said he would talk to the state about allowing plantings, which would likely have to be maintained by the town. Mr. Annino suggested planting canopy trees in the boulevard entrance. He asked to see that shown on a landscaping plan. Correspondence The clerk read letters from Mr. Sullivan and Mr. D' Agostino. Mr. Masiello said he agrees with the Town Manager that Route 140 access would be a good thing, but said he feels they have met the criteria of the special permit and have designed the School Street access accordingly. He said he has tried to have additional meetings and conversations with MassHighway, but noted Route 140 has always been a no-access state highway. He said he has worked with the town, and is willing to continue, on additional attempts to get MassHighway approval for a Route 140 access. Mr. French said the Town Manager's letter suggests continuing the public hearing for 90 days to allow the developer and the town to continue working with Mass Highway. Mr. Masiello said there are a number of other issues that wouldn't require that much time to resolve. (' Mr. Holmes asked if Mr. Masiello agrees with the Town Manager's assertion that one or two lanes on School Street could be eliminated. Mr. Mueller said the right in, right out would lessen the amount of traffic entering the site and most of the traffic leaving the site and headed back to Route 495, but said it wouldn't address traffic going left onto Route 140, left onto School Street or straight through the Route 140lSchool Street intersection back into the center of town. He said the double left turn from School Street into the site and leaving the site to turn left onto Route 140 would still be necessary. He said it was possible that the double left turn at the site driveway could be eliminated and the length of the left turn into the site could be shortened with a Route 140 access. Mr. Annino asked if it would be possible for the Selectmen to refuse to allow any work on School Street. Mr. Burke said the Board of Selectmen are Road Commissioners, so it may be possible, but said road cut permits are usually granted by the DPW Director. Public Comment Leonard Flynn, 102 Jewell Street, asked what impact this would have on the views from Routes 140 and 495, and from the adjacent conservation land. Mr. Masiello said there will be 50 feet of existing treed land on the Routes 140 and 495 sides, as well as existing treeline between the site and the highways. In addition, on the Route 140 side, the buildings are separated by 50 feet of trees on their property and another 50 feet of cleared land at the power lines. Mr. Flynn asked nthe vegetative buffer would be maintained by the developer; Mr. Masiello said it is on their property so would be their responsibility. He said the plans show that buffer as treed. Mr. Flynn said the Route 140 access is a critical issue, and he is concerned about people coming from West Mansfield on School Street if there is no Route 140 access. r Mr. Flynn said the line of sight turning left out of Plymouth Street is very short and that is a dangerous intersection. Mr. Mueller said the plan includes a redesign of the intersection, which would improve sight distance. Mr. Flynn asked how long it would r .. ( take a car going 50 miles an hour to stop at a light at Plymouth Street. Mr. Flynn said if enough pressure is put on Mass Highway, the Route 140 access could be accomplished. George Dentino, Gladiola Terrace, said he is appalled that the Town Manager has entered the process at this late stage. He said the applicant has addressed most of the board's concerns. He said Mass Highway has looked at this plan and said no to Route 140 access a number oftimes, and asked how many options the developer should be made to go through before the board votes. He said MassHighway has not given any other developer a curb cut permit on Route 140, and said the board shouldn't be taking new ideas at the last minute intended to make the developer wait another 90 days. Ed Tartufo, Brookside Road, said it is irregular for the Town Manager or Board of Selectmen to write such a letter to the Planning Board. Mr. French said there is a question as to whether the Town Manager's letter simply indicates the Selectmen's support of the Route 140 access or support of the Town Manager's opinion that the project doesn't appear to meet the special permit tests. Mr. Tartufo said the Town Manager or members of the Board of Selectmen have not attended the public hearings on this project. Mr. French said he thought the Board of Selectmen's support was simply for the idea of Route 140 access. ( Kevin Gartland, 145 School Street, said he thought the Town Manager had a right to express his opinion. He asked what would happen with the SpringlSchool/Willow Street intersection. Mr. Mueller explained the radii from School Street/Spring Street and from Spring/Willow Street would be tightened, which will slow traffic while still allowing trucks to turn. The traffic island will be enlarged to prevent two lanes from forming at Spring/Willow Street. He said the most significant effect would be what is happening at School Street!Route 140. Mr. Gartland asked if the median being planned for the site side of School Street could be extended to the other side of the intersection. Mr. Mueller said the developer doesn't own any land on either side of the road and there isn't enough room to widen the road enough to add a median. Mr. Gartland said the traffic isn't there now because the mall isn't there now, and the intersection widening to six lanes would make School Street even larger than Route 140, which is a major state route. Matt Sullivan, Sawmill Court, asked about stopping the traffic turning right turn off Route 140 northbound onto School Street. Mr. Mueller said that situation exists today, but said they could discuss that option with Mass Highway. He noted a signal there would add to back up at the intersection. Mr. Sullivan said regarding the Town Manager's request to delay a vote, he doesn't see any need to rush the vote if there is a chance to get the Route 140 access. Mr. French said the board isn't in a hurry to vote on the plan, but it is in everyone's best interest to move any public hearing along as quickly as possible to maintain continuity. Mr. Sullivan suggested the developer could consider a better community benefits package. Mr. French explained the board would have to decide whether the benefits outweigh the detriments of the project, and expects the applicant will put his best foot forward to ensure the board makes a positive finding. r , . . , . . r, Jay Barrows, 370 Pratt Street, said he is disappointed in the Town Manager's letter and the Board of Selectmen's vote. He said the project would benefit Mansfield, especially for the downtown area, and would be an employment base. He said he doubted the Route 140 access would have much of an impact on the School Street intersection. Andy Shemileski, 211 North Main Street, said he was concerned about increased crime. Mr. Flynn said this project has been called an ''upscale mall," but the only tenant that has been identified is Kohl's, which is not upscale. He said the photographs provided by the developer are of other centers and not what will be built here. Mr. Masiello said there has been quite a bit of discussion about what this center will look like. He said there are a number of stores that will be attracted to this center, but will not sign a lease without a permit in place, so he cannot identify tenants yet. He said he has tried to demonstrate the types of stores to which they are marketing. Mr. Jenkins said there was recently a program in Boston and asked what stores expressed interest in Mr. Masiello's project. Mr. Masiello said he has spoken with companies like Panera Bread, TGI Friday's, Longhorn, Barnes & Noble, Borders, Marshall's, TJ Maxx, Coldstone Creamery, Yankee Candle and Joseph A. Banks. He said most of the interest has been in the west side of the site. (. Mr. Jenkins said this is a large parcel of land and a special permit project; there are a lot of other possible uses for this site that would not require a special permit. He said the board has a unique opportunity to settle some issues, which it may not have with other projects that could come in under site plan, and which might not include things like intersection improvements. He said the site could be subdivided into smaller lots that wouldn't generate the type of revenue a higher-end center could. He said eventually this land will be developed in some way. Mr. Armstrong noted this site is zoned Industrial 1, which allows any number of uses. Mr. French said the issue for the landowners is what is the highest and best use, and right now, there isn't much market for office development. He said the board has to consider the project in front of it. Motion: To continue the public hearing to August 17,2005 at 7:30 p.rn. (Annino-Armstrong) All in favor. PASSES r 7/27 lor Date ofApprovft1 T I