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HomeMy WebLinkAboutPLANNINGbrd_11052014Planning Board Minutes `fir rLIYLD November 5, 2014 (8 OFFICE Present: Tom French, Chair; Beth Ashman- Collins, Clerk; Mike MCClanahatf, Doi Cleat , Ralph Penney, Rich LeBlanc; Alternate Mike Feck 2014 NQY 2 I A 8: 22 Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Secretary I t 'd I 1. October 8, 2014 minutes Motion: To approve (McClanahan - Ashman- Collins) Five in favor. Cleary abstained. PASSES 2. ZBA application for variance — 60 Maple Street — Sign The application is for a second monument sign, larger than allowed. Mr. Burke said there are two entrances to this site, from Maple Street and on Oakland Street because there used to be two buildings. An addition was built in the middle, creating one large building under one ownership. Ms. Ashman - Collins said this makes sense because it would help people find their way. Mr. Burke said there are a number of different businesses in the building; because of the multiple tenants, the proposed monument signs are taller than what is allowed. Mr. LeBlanc asked if there are two mailing addresses; Mr. McClanahan said there are because there used to be two separate buildings. Motion: To send the ZBA a positive recommendation because the two signs will help drivers find their way on a large site (McClanahan - Cleary) All in favor. PASSES 3. Public hearing notices — Attleboro, Norton, North Attleboro, Sharon 3, Form A.(ANR) P1Tis _ [Mr. Feck left the meeting at this time] Mr. Cunningham distributed a rendering of a proposed building at 12 West Church Street, a site he has previously discussed with the board. The plan shows four townhouse units with garages under on a 6,409 square foot parcel. He said the board had asked him to eliminate the four parking spaces in front and add landscaping. [Mr. Penney arrived at this time] Mr. Cunningham said the board bad asked to make the West Church Street side of the building look more like a single- family home and to add landscaping. Mr. Burke asked how the units would be accessed; Mr. Cunningham said one unit would be accessed through the "single- family" side and the other three through either the garage or from the sidewalk. The site is in the BI zone, which requires 1.5 parking spaces per unit. Six parking 11/5/2014 spaces would be required for the four units, and eight are shown. The original plan showed 12 spaces, but four were removed and additional landscaping added. On- street parking is available. Ms. Ashman- Collins asked about frontage; Mr. Burke said there is no frontage requirement. Mr. Burke said this use would require a special permit. Mr. Cunningham said the architect is working on the site lighting and RIM has been in touch with the Town Engineer about drainage. Mr. Burke said the sidewalk would have to be lit so it is safe for residents but does not bother abutters. Mr. Cleary asked the size of the building; Mr. Cunningham said it is about 98'x28'. The size was reduced to provide additional space for landscaping. Mr. Burke asked if glazing would be allowed that close to the property line; Mr. Cunningham said glazing would have to be five feet off the back property line. Mr. McClanahan said this would be a lot of units on a small lot. Mr. Burke said there is no FAR requirement for residential in this zone and the maximum height is 45 feet. Mr. Penney asked the size of the units; Mr. Cunningham said they are about 1,370 square feet with two levels of living space and a garage. Mr. Burke said if this were mixed use, the site would have an allowed FAR of 1.5, which could be an 18,000 square foot building. He said that would be a very large building for this site and he would not encourage it. He said he doesn't think this use would be a bad use for this lot. Ms. Ashman- Collins said she likes the idea of putting the parking under the building. Mr. McClanahan said this parcel abuts single - family homes and would tower over them. Mr. Penney said the neighborhood is in transition. Mr. Cunningham said the lot is also abutted by a three - family and an eight - family building. Ms. Ashman - Collins said she likes the revised street front elevation. Mr. French said this would require a special permit, and the board would have to decide whether the benefits outweigh the detriments. Mr. Penney said this has been a productive discussion. Mr. LeBlanc asked if there would be a sufficient turning radius; Mr. Cunningham said it would. Mr. McClanahan asked about trash removal; Mr. Cunningham said there would be a dumpster at the corner of the site. Mr. McClanahan said he would like to see the renderings showing all sides of the building. Mr. Burke said if a plan is submitted, it would have to address the impact of this building on the abutting properties. 2 11/5/2014 [Mr. Feck returned at this time] Mr. Penney said this property was used for bulk storage of heating oil and had two large above- ground tanks. He said monitoring wells were installed and have not found oil in the ground. The site has a lot of gravel and fill, like most of downtown. Eventually, the town paid to have the tanks removed and took the property. The Board of Selectmen were authorized to sell the property at Town Meeting several years ago, but the neighbors were unhappy about the plan. Mr. French asked Mr. Penney thinks the land is clean enough for residential use; Mr. Penney said he doesn't recollect any environmental issues being found. Mr. Burke said he doesn't recall any of the tanks being rusted through or leaking when they were removed. Mr. Penney said the town removed the concrete pad and demolished the house. Mr. Penney said some downtown businesses have been looking at this site for parking and the Board of Selectmen has been talking about what to do with the site. He said the Selectmen had a meeting in October about what to do with the land; it was noted the lot is located at the beginning of the bike path. Mr. McClanahan said traffic and parking on North Main Street are bad Thursday - Sunday. Ms. Ashman- Collins said satellite parking just off the main street in places like Walpole, which has an active downtown area, have been successful. Mr. Penney said he thinks consensus at the Board of Selectmen's meeting was not to sell the site and to form a committee to look at the options for reuse. He suggested the committee come up with a number of options for the Board of Selectmen to consider. Mr. McClanahan said if it was a parking lot, the site could be used during the day for commuter parking and at night for restaurant parking. Mr. Penney said whatever is done on this site, the neighbors would have to be considered. Mr. LeBlanc said there are a lot of existing areas where parking could be added, and suggested investigating those before establishing a new parking lot. Mr. Cleary asked what the value of the lot would be. Mr. Burke said it is an 18,000 square foot lot; Mr. McClanahan said there could be 10 units built on this parcel. Mr. Burke said townhouses would be an allowed use. Mr. Burke said there isn't a lot of green space in the downtown area, but there is a lot of parking; however, that parking may not be right in front of the businesses people want to go. Mr. Penney said part of the problem downtown is with employee parking in front of businesses. Mr. Cleary asked if parking spaces could be leased to businesses. 1115!2014 Mr. McClanahan asked how many parking spaces could be built on the Fates site. Mr. Burke said depending on how it is arranged, there could be 35 -40 spaces. Mr. Penney said he thinks the idea of the subcommittee is to come up with some creative solutions for reuse. Mr. Penney said he agrees that part of the problem is employee parking, which reduces the available on -site parking for customers. Mr. Burke said if the town sells the site, it could do an RFP and condition the sale with uses it would like to see, like a bike shop near the bike path. Mr. Penney said he thinks there are a lot of people who would be interested in buying the lot. Mr. Penney said the Board of Selectmen talked about cleaning up the existing parking area along the bike path between Fates Oil and the Jackson Court condominiums. Mr. Cleary asked how much the town has already spent on this site; Mr. Penney said it probably cost around $15,000 to demolish the building. Mr. Cleary said it would be interesting to see what responses would be to an RFP with conditions on uses, the number of units, etc. Mr. Burke said the town could do an RFQ and sell the lot to the highest bidder who meets the minimum qualifications and offers the highest amount. Mr. Cleary asked about the new directional signs at Mansfield Crossing. Mr. Burke said he received an email a few weeks ago from Weiner about installing 4'x8' signs advertising their tenants, then 4'x8' directional signs, then directional signs. He told them the 4'x8' signs would not be allowed, but that directional signs conforming to zoning would be allowed. Mr. Penney asked about pending projects. Mr. French said the board has discussed amending the Subdivision Regulations, revisiting the Strategic Plan, site plan/municipal clearinghouse for the new airport administration building and cul -de -sac islands. Mr. French suggested also looking at the board's fee schedules. Ms. Ashman- Collins asked about temporary signs at gas stations. Mr. Burke said DPW periodically goes around town and removes them, but they keep coming back. Ms. Ashman - Collins suggested there be a fee for that service. Mr. Penney asked about the BETA train station access study; Mr. Burke said when the town met with the owner of the Cleveland Twist property, she made it clear they are not looking for a development partner, but would consider selling the land. Mr. Burke said she was happy about the zoning changes and said they would provide developers with a lot of options. Mr. Penney asked if the Board of Selectmen is planning to do anything further; Mr. Burke said unless and until the town, the MBTA or GATRA are willing to purchase the property, there will not be 4 11/5/2014 much progress. He said if the MBTA acquires the CSX property, the town has a better chance of getting a northern access. He said the Town Manager has been meeting with CSX and with Ron Morgan from the MBTA. Ms. Ashman - Collins asked what the Cleveland -Twist property would cost; Mr. McClanahan said it would cost $850,000- 900,000. Mr. French said the town doesn't need the whole parcel, just enough for access. Mr. Burke said the town is looking at short-term ideas for the North Main/Oakland Street side of the tracks, and when the Selectmen decide what it wants to do there, the Planning Board would see the plans. Mr. Penney said something has to be done in the area, and the town's plan had some good parts and bad pails. He said he doesn't like the angled parking shown on those plans. Mr. Burke said there is another draft of that plan being prepared to go back to the Board of Selectmen. Ms. Ashman - Collins said she doesn't want to drop the pursuit of access through the Cleveland -Twist site. Mr. Burke said when the town met with the property owner, she said the price is $1 million. Mr. Penney said that is the key piece for access on that side. He said this has always been planned as a public- private partnership. Mr. Burke said getting the rear entrance would be a big step. Ms. Ashman- Collins asked about the mini -high platforms at the train station; Mr. Burke said lie has not heard from the MBTA about that project for several months. Mr. Cleary asked about the restriping on Chauncy Street recommended in the BETA study; Mr. Penney said lie has spoken with the Town Engineer about that, and Mr. Alves said he doesn't think it is wide enough. Mi. McClanahan asked Mr. Burke to put together a memo for the board to discuss about the town's plans for various roadway improvements. Mr. French said the hvac condensers at 2 -4 North Main Street were installed on the sidewalks inside the site. He said the board's decisions should include conditions requiring all hvac equipment to be shown on the plan and screened, regardless of their location. Mr. Burke distributed revised Zoning By -Law page 27 and the B4 map. Mr. Burke said the town is in the process of recodifying all of the town's by -laws, including the Zoning By -Law. He said it would have to be adopted at Town Meeting. Mr. Cleary asked about the chocolate factory; Mr. Burke said he has spoken with their attorney about their plans to file the special permit application in December. He suggested to the attorney that if there are going to be any major changes from what the board has seen, they bring them to the board before filing. He said one of the issues he discussed with the attorney was the owner's concerns about over parking the site. 8 Aeljourn�ptent � � -� Motion: To adjourn at 9:00 p.m. (McClanahan- ) All in favor. PASSES Next Planning Board Meeting: November 19, 2014 at 7:00 p.m. Signature of Clerk - / Date of Approval 11/5/2014