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HomeMy WebLinkAboutmin of planning brd 08/10/05 rr\\i '. L., l t._'_ (.' c' 1=. .11.... ~ ,,) ....: it: ....~ ~_ (' u...../ ,., ..~'" 8' I.? "J "-.1 ,. '"i. i',,' H.I" - 1. July 27, 2005 minutes Motion: To approve as submitted (Armstrong- Torman) All in favor. PASSES 2. Roy Road myl81's to be signed Motion: To sign the myl81's (Armstrong-Holmes) Four in favor. Jenkins abstained. PASSES [Mr. French arrived at this time] 3. August 3, 2005 memorandum from Mike Ahern, DPW Special Projects Manager re: Surety Amount for Suzanne Estates! Form J Release from Covenant Motion: To accept the surety amount of$156,883.44 (Armstrong-DeMassi) All in favor. PASSES Motion: To sign the Form J Release (Torman-Armstrong) All in favor. PASSES 4. August 2, 2005 letter from William Bro~ Heron Crest Condominium (permitted as Village Landing) re: enclosed porches and walking trail/picnic area. Mr. Burke explained the enclosed porches will be optional; the project engineer has stated they r will not make much difference in the stormwater management system. However, Mr. Burke said he has not heard from the Town Engineer on this issue and suggested tabling it. Mr. DeMassi said he was concerned about the abutters, who had been told the open space areas would not be used for active recreation, and now there are trails and picnic areas proposed. Mr. Armstrong said a walking trail was part of the original plan, and said the proposed picnic areas are not in the areas about which the abutters were concerned. Dr. Torman said he would like to see more detail. Mr. Jenkins asked if this should require a modification to the special permit; Mr. Burke said he did not think so. Mr. Jenkins said he wasn't necessarily opposed to the porches being built at this point in the project, but doesn't want to see condo owners coming back later for additions. Mr. Burke said if the board chooses to approve this, an addendum to the special permit could be done and sent to the building inspector and the applicant describing exactly what would be allowed. Motion: To table the discussion until hearing from the Town Engineer Armstro -Torman All in favor. PASSES Lou Andrews and Howard Fiske, Airport Commission, explained the airport has done all the necessary environmental work and will begin construction of three projects, which have been approved by Town Meeting. Mr. Andrews explained the first is an apron project, which will add 25 tiedowns. two taxiways to the main apron and an access road to Fruit Street. He said they have problems with people parking and blocking the gate, so they want to move the entrance. r August 10, 2005 1 Planning Board T T (' The second project will be leasing land to build hangars. There is a lease agreement to build three hangars, which will be coming in for site plan review. Each steel hangar will hold six aircraft. Mr. Andrews said the hangars would be just barely visible from Fruit Street. The third project is a snow removal equipment building, located near the entrance to the airport. The steel building will have three bays and a meeting room. This will also be submitted as a site plan. The building will be low-profile and have 14- foot doors. Mr. Andrews said the commission hopes to have all the projects done by the end of the year. Mr. French asked ifthe Building Inspector will require site plan approval on the apron project; Mr. Burke said he would not. Mr. Andrews said they already have approval for the drainage and storm water issues from the Conservation Commission. Mr. DeMassi asked if there is a plan to increase the number oftiedowns. Mr. Andrews said he does not envision any more, and said the only future projects will involve maintenance of what the alread have at the' rt. The clerk read the public hearing notice. r-" Ralph Maloon, RIM Engineering, explained the plan for about 110 acres of land on Gilbert Street; the six-lot residential subdivision will be on 17 of those acres at the southeast corner of the site. Mr. Maloon explained the location of significant wetlands and vernal pools on the site. The area of the site that will be developed has some wetlands, but is primarily dry. The lots are all over 60,000 square feet, with one being over six acres because of a detention area. Due to high groundwater in the area, there is a line on the plan showing the area of fill for the road and the lots. The landscaped island will slope down to save some of the large trees. There will be two drainage basins at the front of the site, and runoffwill flow through a storm ceptor to an existing swale. The bulk of the site will drain to a detention area with a four bay and a water dispersal outlet. The lots have all been perced except Lot 6, which has not been tested yet. Mr. Maloon said at the most, there will be 5-6 feet offill in one section of the road. In order to save some trees, there will be a culvert under the road. The landscaped island will keep some existing large trees and additional shrubs will be added. The road will be pitched from the circle to the gutter, so the landscaped island will not receive any runoff. There will be a temporary construction entrance off to one side with crushed stone and a swale so the road will shed back to the swale with haybales and Gilbert Street will be kept clean. r August 10, 2005 2 Planning Board T T r Mr. Maloon said there is an existing stone wall along Gilbert Street, which they propose to wrap into the entrance driveway, along with a fence. Mr. Maloon explained there is adequate sight distance, but said there is a note on the plan saying that if a small hill on Gilbert Street could be cut down, the sight distance could be increased. Mr. French asked if the remaining land shown on the plan is part of this application. Mr. Maloon said it is not, but simply shown as "remaining land." Mr. French asked about waivers. Mr. Maloon said he would be requesting waivers for sidewalk on one side and for sloped rather than vertical granite. He said Mr. Sullivan has stated a waiver would be necessary for a 24-foot roadway. Mr. Burke said he disagreed, since this is a standard secondary roadway, which requires a 24-foot layout. Correspondence The clerk read memos from Lt. Towne, Ptlm. Lawson, Electric Department and Mr. Sullivan. Mr. Maloon said he would be able to address aU ofthe comments. Board Comment Mr. DeMassi asked about the streetscape. Mr. Maloon explained they would plant street trees and the lots would be heavily landscaped. He said a large area would have to be cleared to bring in the fill. r Mr. DeMassi asked about turning radius. Mr. Maloon said the road is a typical subdivision road; he said the cul-de-sac would have to be increased slightly to meet the 140 foot turning reqiurement. Mr. OeMassi asked for a detail of the connection of the new road to Gilbert Street. Mr. DeMassi asked about building envelopes; Mr. Maloon said he isn't proposing envelopes because this is a traditional subdivision. He said the lots have to be at least 200 feet by 200 feet and have 25-foot sideyard setbacks. He said because he knows where each leaching field will have to go, he knows where the driveways will be constructed. Mr. DeMassi asked about streetlights; Mr. Maloon said he has proposed two, but said the Electric Department wants them in different locations. Mr. Jenkins said he doesn't like the entrance fence and asked who would maintain it. He suggested a rock wall with the subdivision name rather than the proposed fence. Mr. Jenkins asked about the cul-de-sac pitch and what the area would look like. Mr. Maloon said it would have a 3-1 slope, and at the worst point it would drop five feet. Mr. Jenkins asked if it is worth saving the existing vegetation if it results in a drop that significant. Mr. Holmes suggested tree wells. Mr. Maloon said it is an 88-foot diameter circle. Mr. Jenkins said it is difficult to maintain cuI-de-sac islands and that kind of slope may make it even harder. Mr. Maloon said they would like to save 15 trees; the smallest r August 10, 2005 3 Planning Board r is a 3-inch hickory, the largest a 22-inch pine. He said the road slopes toward the back of the cul-de-sac. Mr. French said keeping the island natural may be better than replanting, and suggested taking down some of the pines. Mr. Burke said he would want to know where the trees are compared with the toe of the slope. Mr. Maloon said he would do a cross-section of the cul-de-sac island. Mr. Jenkins asked about the sidewalk; Mr. Maloon said it would be concrete with a four- foot grass strip between the curbing and the sidewalk. Mr. Jenkins asked about a fire hydrant; Mr. Maloon said there is one between lots 5 and 6. He said typically, hydrants should be within 500 feet of a house, and he didn't receive any comments from the Fire Department. Mr. Jenkins asked about an affordable unit; Mr. Burke said there are six lots in the subdivision, so one would have to be affordable. Mr. Maloon said he would make his client aware of that requirement. Mr. Holmes asked about the drainage easement and culvert under the road. Mr. Maloon explained because of the fill being brought in for the road, the culvert is necessary to prevent puddling. Mr. Holmes asked if the easement should go all the way to the wetlands; Mr. Maloon said it does not. Mr. Holmes said he would be concerned about the homeowners filling those areas within their own lots and losing the wetland connections. Mr. Maloon said he could extend the easement line to the wetland. r Mr. Holmes asked about the location of the construction access and whether it would require more stone wall be removed. Mr. Maloon said there is room to put the temporary driveway off to one side without disturbing the utilities. He said he would check to see if there is any stone wall or trees at the area of the temporary driveway. Mr. DeMassi asked if there would be a hill when entering the subdivision. Mr. Maloon said there will be a three percent slope, so it will go up slightly. Mr. Burke said he didn't think street trees along the new road would be sufficient to return the site to a natural wooded state, considering all the clearing that would have to take place. He suggested ta11cing with the landowner about a replanting plan within the site. Mr. Maloon said he understood and would do that, but asked for flexibility wh~n houses and yards are designed. Mr. Burke said the Town Engineer is opposed to the sidewalk waiver and said the board could give the applicant some direction at this point. He said he prefers sloped granite curbing to vertical curbing and said the sidewalk should go all the way around. Motion: To continue to September 28, 2005 at 7:45 p.m. (Torman-Holmes) All in favor. PASSES [Mr. Holmes left the room at this tinie.] (' August 10, 2005 4 Planning Board ( Gary Hendren, Hendren Design Associates, explained the plan for 32 age-restricted townhouses. He said he is aware of the wetland issues on the site. He said there is currently a day care center on the site, and there was a Form A done for two house lots on this site last year. The Conservation Commission denied the second lot because of the intermittent stream. Mr. Hendren said they meet most of the Zoning By-Law requirements, but fall short on the 10 acres per unit requirement, with just over five acres. He would need a variance from the Zoning Board of Appeals for this. Mr. Hendren said he has met with Mr. Simonell~ the owner of Willow dale Golf Course, who said he has no objections. The two access driveways to the site would be off Willow Street, with the utilities coming off School Street. Mr. Hendren said they have looked at the possible uses of the site and feels there is a strong demand for 55+ uses. r Mr. DeMassi asked if there is currently any access to the site from Willow Street; Mr. Hendren said there is not. Mr. DeMassi asked if there is any way for the site to have only one entrance; Mr. Hendren said there are wetland issues, but it is possible. Mr. French suggested doing whatever is possible to get the entrance as far away from the Spring Street intersection as possible. He noted that if the shopping center across Route 140 goes in, there will be significant changes to that intersection. Dr. Torman asked the length of the driveway; Mr. Hendren said it is about 400 feet. Mr. Hendren said this is an unusually shaped site, but they meet the required setbacks. Mr. French asked if any other waivers or variances would be needed besides the acreage. Mr. Hendren said he didn't believe they would need any. Mr. Jenkins asked about wetlands on adjacent properties. Mr. Hendren said they are 50 feet from the documented wetlands, and there aren't any documented wetlands on the golf course. Board Comment Mr. Burke said he was pleased to see the entrance on Willow Street and said he shares Mr. French's concerns about the proximity to Spring Street. He said he would rather see one entrance than two. Mr. DeMassi said he would like to see where the abutting driveways are and where the treed areas on abutting properties are located. ( August 10, 2005 5 Planning Board r Mr. Jenkins asked how much engineering has been done. Mr. Hendren said he has just begun. Mr. Armstrong asked where the stormwater would be placed, since there isn't much room for detention basins. Mr. Jenkins said he is concerned about the density and about usable open space. Mr. Hendren said there is quite a bit of usable open space. He said they would be condominium units with a homeowner's association. Mr. DeMassi said he would like to see how much usable open space there will be. Mr. DeMassi asked about sidewalks around the perimeter. Mr. Hendren said he did not plan any. Mr. DeMassi noted the board would be looking at the benefits and detriments of the project during the special permit process. Public Comment Mr. Egan asked if the units would be one or two bedrooms. Mr. Hendren said they would all single.story living, with two bedrooms, and the units would not have garages. The buildings will be three floors with an elevator. Mr. Burke said the applicant should go to the Conservation Commission and the Zoning Board of Appeals before coming back to the Planning Board. r [Mr. Holmes returned at this time] Stephen Nelson, Stephen R. Nelson Associates and Peter Maynard, Hayward, Boynton & Williams. Mr. Nelson explained the plan for two additions, 1,750 square feet and 285 feet. The main driveway is from Copeland Drive, with the parking at the back of the site. The entrance will not change, but there will be additional parking. The new spaces will be located along the edge of the existing parking lot, and the existing spaces will be restriped. A small amount of pavement has been eliminated from the parking lot. Mr. Nelson said they have been through Conservation Commission; he said the entire site has either wetland or riverfront issues. There is an Order of Conditions on the project. Department Bead Comments The clerk read memos from Ptlm. Lawson and Mr. Burke. Regarding Mr. Burke's comments, Mr. Maynard explained the new spaces have been labeled and a parking table has been added. He said they will be submitting new plans to the Engineering Department and the board which will include test pits. Drainage calculations have been submitted to the Engineering Department and will be revised and resubmitted. ,r--- Mr. Nelson said the by.law requires landscaping with the addition of 10 parking spaces. He said he has spoken with Mr. Burke and Mr. Riccio and there is a landscaped area around the entrance and some already planted areas. He said because of the conservation August 10, 2005 6 Planning Board restrictions and the existing landscaped area, it would not enhance the property to add r- landscaping. He said they are bound by conservation restrictions regarding what types of plantings can be added on the site. He said the area between the new parking spaces and the drainage area will be planted with materials similar to what is on the site now. Mr. DeMassi asked that the new plantings be identified. Mr. Burke said he has spoken with Mr. Nelson about the landscaping issue and suggested he put the question to the Building Inspector; we have not heard back from him. Mr. Holmes asked if there is new curbing being added; Mr. Nelson said there is not. He said they are only restriping the existing parking lot. Mr. DeMassi asked if the bumpers shown on the plan are being added; Mr. Nelson said he doesn~t want to add them because of plowing issues. Mr. Maynard said those should not have been on the plan. Mr. DeMassi asked if there is a curb at the sidewalk; Mr. Maynard said it is a large handicapped ramp that slopes to the entrance of the building. Mr. DeMassi asked if there are any measures to prevent a car from encroaching on the ramp; Mr. Maynard said that is an existing condition. Mr. DeMassi said if there are going to be changes made to the parking lot, the whole thing should be brought up to code. Mr. French said that may not be a code issue, but is a common sense issue. Dr. Torman said he would be concerned about someone using a wheelchair being able to access the ramp in the winter. r Mr. Maynard said one light pole will be relocated to between the new parking area and the drainage area. Mr. Holmes asked about lighting measurements; Mr. Nelson said he hasn't done a footcandle analysis. Mr. Maynard said he would add a table detailing lot coverage to the plans. Mr. Holmes asked the width between the middle parking aisles; Mr. Maynard said it is about 25 feet wide. Mr. Jenkins asked if the parking lot would be sealed and restriped. Mr. Nelson said it would be. Mr. French asked what type of lights are in the lot now. Mr. Nelson said they are a mercury vapor type light. Mr. French asked if the board could ask them to do a photometrics plan and change the type of lighting. He noted the new spaces are far from the front of the building. Mr. Jenkins noted there are no neighbor issues on this site, so spillover may not be an issue, but safety might be. Dr. Torman asked if the driveway should have more lighting. Mr. Nelson said he would analyze the whole site. The clerk read a memo from the Electric Department. Mr. Nelson said they have looked at the issues mentioned and have provided the department with the additional loads r August 10, 2005 7 Planning Board . . (\ requested and have looked at the transformer size. They will make sure there is adequate access fur the Electric Department vehicles to get to the transformer. Mr. DeMassi asked if the turning radius allows for emergency vehicles. Mr. Nelson said a fire truck could make the turn from the driveway to the front of the building. Mr. Maynard said there are no curbs proposed for the interior of the parking lot. Mr. DeMassi said if a truck couldn't get through the lot when it is full of cars, there would be a problem. Mr. Burke said an ambulance or pumper truck could get through the lot, but the tower truck probably could not He noted the Fire Department didn't raise that issue. The clerk read a memo from Mr. Sullivan. Mr. Maynard said they have addressed the majority of his concerns. In terms of drainage, they are not proposing infiltration along the new parking area, but rather a subsurface retention area to control the stormwater from the new parking area, which will slope back toward the new drainage area. The rest of the parking area will not change. The drainage has been designed for the 100-year storm, and Engineering has witnessed a test pit. Mr. Maynard said the new drainage area has been overdesigned. He said they have submitted an Operations and Management Plan to the Conservation Commission. They meet DEP guidelines for Total Suspended Solids removal for the whole site. The runoff from the new roofwill go into the existing detention area. Mr. French asked if the contours would change at the addition; Mr. Nelson said there would be no new grades at the addition. ( Mr. Holmes asked about the peak rates for the roof runoff; Mr. Maynard said the existing detention areas will handle the runoff from the additions. Mr. Holmes asked if the Engineering Department agrees with that; Mr. Maynard said he has not heard back. Mr. Holmes asked about the size of the pipe in the new area. Mr. Maynard said the new drainage area would have a six-inch pipe that will connect to the existing 12-inch pipe. Mr. French asked about snow being piled at the new detention area; Mr. Maynard said snow removal is part of the Operations and Maintenance Plan. Mr. French asked if there are catch basins in the lot now; Mr. Maynard said there are not. Mr. Nelson said the existing detention takes roof and driveway runoff. Mr. French asked the flood elevation of the brook and the foundation of the building; Mr. Nelson said it is about two feet. Mr. Maynard said the wetland line has been shown on the plans. Mr. French said there are obviously a number of outstanding issues and suggested making the changes to the plan and returning to the Town Engineer, getting his response and returning to the board another night. Motion: To continue to Sept 147:30 p.m. (Jenkins-Holmes) All in favor. PASSES r August 10, 2005 8 Planning Board r ZBA application for Variance -7 River Edge Road - 4.2.1, sideyard setback Motion: To send the ZBA a positive recommendation (Armstrong- Torman) Four in favor. Two opposed. PASSES 6. ZBA application for Variance -75 Chauncy Street (Cleveland Twist) for Special Permit from Sections 4.3.5, 4.3.6, 4.3.8 to modify Landscaping and Screening Buffers. Mr. Burke explained the application is for relief from landscaping. He said there has been a special permit application submitted for an expansion of the existing parking area on top of the former structure. The by-law requires a 50- foot buffer; the argument is that the entire site is impervious and would have to be cut up to add buffer. Mr. French said he believe the site needs landscaping. Mr. DeMassi agreed. Motion: To send the ZBA a negative recommendation (Jenkins-Armstrong) All in favor. PASSES 7. Fox Place mylars to be signed Motion: To sign the mylars (Torman-Holmes) All in favor. PASSES 8. August 9, 2005 letter from Jasen Crozier, Village Retirement Communities re: 45- Day Extension of Cobb Street Completion Mr. Burke said construction has begun and recommended granting the extension. Motion: To grant a 45-day extension (Armstrong-Holmes) All in favor. PASSES 9. Meeting notices - Attleboro, Sharon 10. ZBA Decision - 10 Benefit Street - 4.2.1, rear yard setback - Granted - (positive Recommendation) 11. ZBA Decision - 268-274 North Main Street - 4.2.2, Footnote 2 - Granted r Mr. Jenkins said he is pleased about the Route 106 reconstruction work, but noted the light has not been installed at the intersection of East and Eastman Street and he is concerned about accidents at that intersection. He said the striping should not have been done until the lights were ready to be installed. Mr. Burke reminded the board about the TOD meeting Monday, August 15,2005 at 7:00 p.m. at the train station. Mr. Burke told the board he attended a meeting at the Mass Office of Economic Development about Route 140 access for Mansfield Crossing, and the decision was made to allow a right in, but not a right out, and to allow a U-Turn from Route 140 North. Motion: To adjourn at 11:30 p.m. (Torman-DeMassi) All in favor. PASSES Next meeting: Wednesday, August 17,2005 at 7:30 p.m. r ~~d(jwAhrn:fn 'd 4Vi 2-Y, woS" Signa of Clerk U 'fsa{" of Approwil August 10, 2005 9 Planning Board . .