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HomeMy WebLinkAboutmin of planning brd 09/14/05 FFICE r Planning Board Minutes September 14, 2005 ' SEF 30 l:?ll/: 00 Present: Tom French, Fred Armstrong, Clerk; Waher Jenkins, Douglas Aiiriiho, Ken Torman, John DeMassi ShaunP.Burke,DkectorofPlarurnn 1.>~"~".1' I',,~ ~" (: (' i ;';' f ,1-'1, i, i ~,-':;;1 ! .' ....,;,j \ '.J 12..(J~ 1. August 24, 2005 minutes Motion: To approve as submitted (Torman-Armstrong) All in favor. PASSES 2. August Building Permit Summary [Mr. Annino arrived at this time] 3. Invitation to "The Governor's Twenty Year Plan" - Friday, Sept. 23 in Franklin 4. Meeting notices - Attleboro, Easton, North Attleboro, Norton 5. TransReport newsletter 6. Woodard & Curran's Dkections newsletter 7. The Beacon 8. ptarurnng magazine 9. Architecture Boston r 1;3~i\~..'.,r... , Mr. Jenkins said the TIF committee has been reviewing an application from Samsonite, which will be locating to the former Motorola building. He said the TIF tax break is usually given on new investment in properties, but that is not the case with this facility. Mr. Burke said TIF applications in the past have been for buildings undergoing significant renovations, but there would not be that level of investment in this structure. However, he said with a TIF, the only tax break is on the incremental difference, not on the original investment. Town Manager John D' Agostino said the Samsonite program is not a TIF, but would be a special tax abatement. 1..3..;i_i_")~~_._~""......~j..~~i' Ms. Santos, Hayward Boynton & Williams, explained the changes to the plans. Parking bumpers against the building have been added and parking bumpers in the interior of the lot have been removed. Landscaping will be added to where the pavement is being removed. A test pit was done for the underground system. Steve Nelson, Nelson Associates, said a lighting plan has been done. He explained the existing lighting is high-pressure sodium fixtures; two of the poles are telephone poles. He said the only real areas that are dark are along the entrance driveway and at the very comers of the lot. He said the minimum existing lighting is one footcandle. Mr. Annino asked why the fixtures aren't simply being replaced; Mr. Nelson said that would require several additional lights. He said Sturdy feels this facility has operated successfully for a number of years under the current conditions. Mr. French said the existing site is minimalist. Mr. DeMassi said he thought upgraded lighting would be a ,,- . . r good investment for the property owner. Mr. Nelson said he didn't think Sturdy would object to the replacement of the fixtures. Mr. Annino asked about additional lighting; Mr. Nelson said there are some building lights at the entrance. Mr. DeMassi asked about the islands at the ends of the parking rows; Mr. Nelson said those islands are painted. Mr. French suggested there could be lights added in the middle of the parking lot rather than in those islands. Mr. Nelson said with lights at the four comers, there would be plenty of lighting for the center of the site. Mr. Armstrong said he was concerned about security in the dark corners near the woods. Correspondence The clerk read a memo from Mr. Sullivan. Board Comment Dr. Torman asked if the Police Department has commented; Mr. Burke said it did not have any concerns. Mr. Burke said there is no town standard for lighting. He said he would be more concerned if this were in a downtown location or even had a sidewalk to it, but said patrons almost exclusively drive to the heahh center. r Mr. Annino asked if the addition goes into the detention area; Ms. Santos said it does not. She said it is a bowl up to the 177 contour, then slopes upward toward the existing building. She said although the area is called a detention pond, it is used to slow the flow, not to store water. She said the area is all vegetated now. Mr. Nelson said the area along the edge that would be disturbed for the foundation will be replaced with similar materials; Mr. Annino said there should be a note on the plan. Mr. Annino said the planting containers should be five gallons. Mr. Annino asked if the berm would be replaced with the same materials; Mr. Nelson said it would be. Mr. Burke asked if there would be any problems addressing Mr. Sullivan's comments. Mr. Santos said there would not be; she submitted the test pit resuhs. Mr. Nelson said the plumbing lines under the building would be replaced and new clean outs provided. Mr. Annino asked what would be done in the additions. Mr. Nelson said they would be exam rooms with sinks. The roof drains will be tied into the storm water system. Ms. Santos said the horizontal coordinates have been added to the plans. Mr. Burke suggested a positive recommendation be sent to the Building Inspector with the conditions that a new lighting and photometric plan be submitted so that all corners of the site are adequately lit with cut-ofl: non-glare fixtures; notes be added to the plan regarding vegetation restoration and plant material in five-gallon containers. Mr. DeMassi asked if there are future changes planned; Mr. Nelson said there are none because the site will be built out with this addition. r r Motion: To send the Building Inspector a positive recommendation with the following conditions: that a new lighting and photometrics plan be submitted so that all comers of the site are adequately lit with cut-o~ non.glare fixtures; notes be added to the plan regarding vegetation restoration; plant material be in five-gallon containers (Annino-Armstrong) All in favor. PASSES I.~. .....~i...!~iew->~!.~~.J\hoJ'tO'......t..I1..... Lou Andrews and Howard Fiske, Airport Commission; Ron Nation, Mansfield Landing LLC. Dana Clow, Advanced Concepts, explained the applicant is Mr. Nation's company, Mansfield Landing LLC. He explained he has been coordinating the efforts ofHNTB, the commission and the town to configure utilities and the hangar positioning. The plans include water and bathrooms for the hangar area. Mr. Clow showed the board a plan of the akport property and surrounding area. Mr. Clow explained there will be five buildings constructed with six hangars in each of the large buildings, along with single occupancy buildings. Mr. Andrews explained because of the height, wetland and runway restrictions, the building locations are very limited. Tom Mahoney, HNTB Senior Airport Engineer, said the distance between the hangars also dictated the number and location of the buildings. Mr. Clow explained FAA and Mass Aeronautics have approved the plans. r Mr. Clow explained the water line has been changed from pvc to polybuteline. The electric and water lines have been moved to the westerly side of the site; the Conservation Commission was consulted and did not consider this a significant change. Mr. Clow said they had originally shown water and sewer on the plans for each building, but the commission has scaled that back. Mr. French asked if the buildings are sprinklered; Mr. Clow said they are not, and there is no requirement to do that. He said the commission had considered it, but the FAA would not fund a water line large enough for sprinklers. Mr. French asked where the closest fire hydrant is; Mr. Clow said it is on Fruit Street near the main entrance. Mr. DeMassi asked the distance from the fire hydrant to the farthest building; Mr. Clow said it is about 900 feet. Mr. French said there will be around 20 airplanes; Mr. Andrews said fo~ not water, would not be used on airplanes in case of a fire. Mr. Jenkins asked the size of the buildings; Mr. Clow said they are 51 feet wide by 140 feet long, 16'8" to the roof peak. Mr. Annino asked the building color; Mr. Andrews said the larger buildings would be sand colored and the corporate hangars would be beige. Mr. Clow said these would be very utilitarian buildings. r 1 , r Mr. Armstrong asked about the semi-circular areas; Mr. Clow said that area is a grass island that delineates the taxiways and would house the utilities. Mr. Andrews said that area has to be obstacle-free. Mr. DeMassi said it seems odd that there will be more akcraft in grassed areas, but the nearest water is so far away. Mr. Andrews said they spoke with the Fire Chief: who said there is no requirement for a fire hydrant. Department Head Comments The clerk read memos from Deputy Fke Chief Towne. Mr. Clow said he has spoken with the Deputy Chief about the building sizes, and they will be decreasing the size of one of the hangars. Mr. Nation said ifa building is over 7,500 square feet, it would have to be sprinklered or have a firewall, so they will not have a building that large. Mr. Nation said it would cost around $50,000 to bring the water into the area for a hydrant. He said he would like to add a standpipe at the end of their two-inch water line in case a fire truck has to connect. Mr. French said that would not produce much water over a line almost 1,000 feet long. Mr. Clowagreed. r' Dr. Torman asked about options other than water; Mr. Nation said large corporate hangars and military installations have foam systems. Mr. Nation added they are prohibited from dispensing fuel on this side of the airport because of the proximity to the wetlands, and pilots cannot fuel the aircraft by hand. Mr. Andrews explained they have strict procedures and annual safety training. Mr. Fiske said they work with the Fire Department on emergency planning. The clerk read memos from the Health Agent, Conservation Agent, Electric Department and Mr. Sullivan. Board Comment Dr. Torman asked if fuel would be stored in these buildings; Mr. Andrews said it would not. Mr. Annino asked about lighting. Mr. Clow said there is no area lighting. Mr. Nation said there is no plan for building lighting other than at the entrance areas. Mr. Andrews said they cannot add any poles. Mr. Nation said they would provide the board with a detail sheet of the lighting fixtures. Mr. Annino asked about electrical service; Mr. Clow said it would be underground. Mr. Annino asked if the buildings would be heated; Mr. Nation said they may be heated with oil. The tanks would be outside with bollards around them. Mr. Nation said the two corporate hangars would be heated Mr. Annino asked that the plans show the oil tanks. Mr. Nation said he would prefer oil tanks be kept inside; Mr. Annino agreed. Mr. Andrews said the commission would also prefer they be inside. ~ Mr. Annino asked about the dumpsters; Mr. Clow said there are none planned. He said most pilots take care of their own trash and the commission will require these hangars be T T r used only for aircraft storage. Mr. Nation said there is very little trash generated outside the hangars; he said there will be a condo association to take care of things like common areas, maintenance and landscaping. Mr. French asked about ownership. Mr. Andrews said the town owns the land, the commission is the governing authority over the akport, and Mr. Nation's company will be the developer of Quadrant Four and hold the lease on the land. Mr. DeMassi asked who would be responsible for maintaining each unit; Mr. Clow said the individual unit owners would be. Mr. Jenkins asked how units would be separated from one another. Mr. Nation said there will be interior partitions; there are no passageways between the units. Mr. Jenkins said he would be concerned about the units being condominium and not under the Airport Commission; Mr. Andrews said the commission would still be responsible for what happens at the airport. Mr. Jenkins asked about the revenue from the tie-downs; Mr. Andrews said the tie-downs are part of the lease with Mansfield Landing, which collects the rents from the users and pays the commission a monthly fee. The tie-downs will not be condominiums. Mr. Jenkins asked if there should have been a site plan review for the tie-downs. Mr. Burke said he didn't think that was necessary. r Mr. DeMassi asked about the lack of lighting for pilots landing at night; Mr. Clow said he is a pilot and most akports do not provide outside lighting. Mr. Annino said the building code would require a light and an emergency light. Mr. French asked if the hangars will have floor drains; Mr. Clow said they would not. Mr. French asked about a hood over the catch basins; Mr. Clow said it would be added to the plans. Mr. French asked about a water treatment system; Mr. Clow said the stormwater system has been done by HNTB and reviewed by the Town Engineer. Dr. Torman asked if the buildings would revert back to the town; Mr. Andrews said they would not, because then the town wouldn't get any income or property tax from them. Motion: To send the Building Inspector a positive recommendation with the conditions that the plans being approved are dated August 29, 2005, that they be revised to show the smaller building, hoods over catch basins and no exterior fuel storage (Annino-Armstrong) Five in favor. French opposed. PASSES 1.4.. ..........' - .......,Mu....AJrpQrt &tow l\eIReval Build.., . Lou Andrews and Howard Fiske, Airport Commission John Fellino, Cape Building Systems, explained the proposed metal building. The administration portion, at the front, will be vinyl sided and brick, with double hung r' . T windows. The building will be 40 feet wide by 81 feet long, including the administration r section and three-bay garage. Mr. Mahoney said the FAA requires the airport have snow removal equipment; a front end loader, sweeper, plow and dump truck. The FAA funded a three-bay garage for the equipment and for a portion of the administration part of the building. He said the location would have easy access to the akcraft tiedown ramp. Mr. Andrews said the building was deliberately designed at two levels, as an attempt to minimi7e its impact. Mr. Mahoney said there will be floor drains and an oil/water separator. The Town Engineer has requested the force main be tied into the manhole, be shown on the plan and that the line be eight inches out to the street. The Town Engineer has also requested calculations showing that runoffwill not be increased. Department Bead Comments The clerk read memos from Mr. Sullivan, Deputy Chief Towne, Board of Health, Police Department and the Electric Department. Mr. Mahoney said they have been working with the Light Department. Mr. DeMassi asked if the outside ak conditioning unit is on a concrete pad. Mr. Fellino said it would be. Mr. DeMassi asked that be shown on the plan. r Mr. DeMassi asked if there would be sidewalks leading to the personnel doors; Mr. Andrews said there would be sidewalks to the main doors, but not the emergency doors. Mr. Andrews said they would keep the area plowed. Mr. DeMassi said if it will be plowed anyway, perhaps it could be paved. Mr. Andrews said they could do that. Mr. DeMassi asked about the underground propane tank. Mr. Andrews said there will be two bollards around the fill pipes. Mr. Jenkins asked about lighting and landscaping. Mr. Andrews explained the commission will be responsible for the landscaping. He said he would have to find out from the FAA whether or not they can plant trees behind the building because it is part of the airport operating area. He said the commission has budgeted for landscaping around the rest of the building and they may be able to plant along the fence. Mr. Annino said there would have to be lighting around the doorways. Mr. Jenkins said this building is going to have more visibility and needs more scrutiny than the previous building. Mr. Fellino explained there are metal halide wallpacks; Mr. Annino said they would have to be low cutoff luminaries. He said the brick on the front of the building wouldn't look appealing and suggested it remain a metal building. Mr. Andrews said the commission felt the brick would soften the look of the building. r Mr. Annino asked about the roof drainage; Mr. Mahoney said it would go through downspouts with splash blocks. He said he submitted new plans to the Town Engineer today and will submit them to the Planning Department. r Mr. Armstrong said he would like to see a landscaping plan. Mr. Burke said there will have to be a revised set of plans showing landscaping, lighting, splash blocks Motion: To continue to October 5, 2005 at 7:30 p.rn. (Torman-Armstrong) All in favor. PASSES 11;y~""'),,~\_ Mr. Annino said he has spoken with the architect from Kohl's about design issues and said the plan seems to be improving. l....~........~~ Motion: To adjourn at 9:45 p.rn. (Torman-Jenkins) All in favor. PASSES Next meeting: Wednesday, September 21,2005 at 7:30 p.rn. $~rntJ- Signature of Clerk or/ep/ru- Date of Approval r ,,- r.