HomeMy WebLinkAboutPLANNINGbrd_10/082014Planning Board Minutes
October 8, 2014
Present: Tom French, Chair; Beth Aslmian- Collins, Clerk; Mike McClanahan, Ralph Penney,
Rich LeBlanc; Alternate Mike Feck
Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative
Secretary
1. September 10, 2014 Minutes
p. 7 — 0' Para — Mr. Azinheira would rather "not use sloped granite curbing"
P. 2 — 2d motion — the gift card kiosks at Mansfield Crossing were approved because of the
site's "unique situation as a special permit"
Motion: To approve as amended (McClanahan- LeBlanc) PASSES
2. Special Permit 150 Rumford Avenue, approved September 10, 2014
Motion: To sign the special permit (McClanahan- Penney) All in favor. PASSES
3. September 10, 2014 letter from Peter H. Stott, Mass Historic to Brian Lever, Epsilon
Associates re: Chocolate Factory National Register of Historic Places application.
4. September 25, 2014 letter from Rod Oreste
Motion: To send Rod a letter of thanks
(McClanahan- Ashman - Collins) All in favor. PASSES
Mr. Burke asked for volunteers for the FY 15 -16 CIP process. The next meeting will be
October 21. Mr. Feck said he would volunteer; Mr. French said he would attend the meetings
until someone else is available.
4. October 6, 2014 memo from Richard C. Alves, Jr. /Assistant DPW Director re: Conceptual
Traffic Pattern Plan North Main/Oakland Street
6. Public Hearing notices — Attleboro, North Attleboro, Norton
7. Citizen Planner Training Collaborative Workshops
8. The Beacon
Mr. Buckley, representing landowner Alan Pillsbury, explained the conceptual plan for a six -lot
conventional subdivision off Old Elm Street with 1,150 feet of roadway. He asked for the
board's input regarding the proposal on a 19 -acre parcel of land bordered by NRT land, the
Plymouth Street recreation fields and single - family homes. The property is oddly- shaped,
narrow at the street, then widening to about 550 feet. Mr. Buckley said the wetlands have been
flagged; there are wetland areas on the west and east sides and some small areas in the middle of
the site, which is bisected by an intermittent stream. He said there has historically been a farm
on this land.
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Mr. Buckley said the first conceptual plan he showed Mr. Burke showed 10 lots and a longer
road; Mr. Burke recommended fewer lots and a shorter road. This conceptual plan shows a six-
lot subdivision, with the lots meeting fi•ontage and area requirements. The road comes in from
Old Elm Street, crosses the brook and goes to the back of property. The road is a dead end and is
much longer than 650 feet. Mr. Buckley said even if they bought another parcel for a second
access, there would still be two wetland crossings. He asked the board to consider a waiver for
the length of the dead end street because of a lack of other viable means of access.
Mr. McClanahan asked how much frontage the property has on Old Elm Street; Mr. Buckley
said it has about 90 feet. He said he would be able to fit the road and radius in, but said he has
not done the sight distance study. He said a 650 -foot road would limit the property to two lots.
Mr. French asked if a 650 -foot long road would work, with a variance for an extra lot. Mr.
Burke said Wayside Drive was a similar situation, but those lots had adequate frontage.
Ms. Ashman- Collins asked if this would create non - conformities for the adjacent properties
because they would become corner lots. Mr. Buckley said the right of way would be
approximately 40 feet off those lots. Mr. Burke said those lots would have to be able to access
the public way.
Mr. Buckley said his big issue is the length of the dead end street. Mr. French said the board
would have to decide what the benefit would be to the town of granting that waiver. Mr.
McClanahan said the board has not traditionally given waivers for the roadway's frontage.
Mr. Buckley said if there were a second means of access, there would have to be two wetland
crossings. Mr. Burke said the board allowed a longer road in Baybrook Farm off Branch Street
because of environmental issues.
Mr. Buckley said he understands the roadway length is a public safety issue, but noted there is an
existing home about 1,000 feet back, so that situation would be improved. He said this is not a
situation the landowner created by selling off other parcels and leaving the narrow frontage.
Ms. Ashman - Collins said there would have to be a compelling reason for the board to grant a
waiver from the maximum length of a dead -end road. Mr. French said the board has not granted
a waiver from the length of a dead -end street during his time on the board. He said it may be
difficult to find a reason that the waiver would be a benefit to the town.
Rego, Prime Engineering; Christine Walsh, Aimino Associates
Mr. Rego explained the plan for a dentist office at the current site of Sweet & Crafty at the
intersection of North Main and Fulton Streets on an 8,465 square foot lot. Fulton Street is one -
way with an access drive to the site, which has water, sewer and gas. The proposed building
would be a 3,500 square foot single -story dental office, close to North Main and Fulton Streets.
There will be 11 parking spaces with one handicapped parking space and a ramp and stairs to the
front entrance. Access to the site will be from Fulton and a stop sign and No Left Turn sign will
be added.
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The water service will be reinstalled at the front of the site and the sewer will be reconnected to
Fulton Street. Mi. Rego explained the site currently drains by sheet flow to Fulton, then to a
catch basin in North Main Street. They are proposing to collect drainage to a catch basin in the
parking area and infiltrate it underground. The drainage study shows they will take care of the 2-
100 year storm and reduce the amount of runoff off site.
Mr. French asked if the project conforms to the zoning requirements. Mr. Rego said the site is in
the 132 zone, with no setback requirements. They are providing 11 parking spaces where four are
required. The office will have eight chairs, two dentists and several hygienists. Mr. Rego said
there is also on- street parking available on North Main Street. He said the plan conforms to open
space requirements.
Department Head Comments
The clerk read memos from the Water, Planning and Fire Departments.
Mr. Rego said because of its size, the building does not have to be sprinklered, so the water
service is one inch. The existing water line will have to be cut and capped at the main and the
sewer line cut and capped at the property line. Mr. Rego said because the building does not have
to be sprinklered, an additional fire hydrant will not be necessary.
Mr. Rego said the lighting plan has been modified to include spot shots.
Mr. Rego said there will be no hazardous materials stored on site.
Mr. McClanahan asked what would be on the second floor; Mr. Rego said the tower is decorative
and there will be nothing there. Ms. Walsh said the building will be 22 feet high.
Mr. Rego said he received Mr. Alves's comments at the September 23, 2014 department head
meeting and has revised the plans accordingly. They had originally planned to pipe the drainage
to a new catch basin on North Main Street. However, Mr. Alves was concerned about its
proximity to the road, so it has been redesigned so the water would flow overland. He said the
site will contain the 100 -year storm.
Board Comment
Mr. McClanahan said this looks like a nice plan and will be beneficial to downtown.
Mr. Feck said this will look nice on that corner and it will be nice to have a new business
downtown.
Mr. Penney said it looks like the building will fit well on the corner and with the character of
downtown. He said he and his family are sorry to see Sweet & Crafty go.
Mr. Penney said there are two red maples shown on the plan and suggested looking into another
species because of the possibility of the Maple's roots lifting the sidewalks.
Mr. LeBlanc said it looks like a good project.
10/8/2014
Ms. Ashman - Collins said she hopes the glass in the front will be clear to provide a street level
view, and said the building looks nice and conforms to the regulations.
Mr. French said the building design will fit in well on the corner lot.
Mr. LeBlanc asked about the interior; Ms. Walsh said there will be a play area, a fireplace and a
reception desk in the front of the building.
Mr. Burke suggested a positive recommendation; he said he likes the design with the door
opening onto the corner. Mr. Penney said it would also allow the door to be set back from the
sidewalk.
Ms. Walsh said the livac equipment would be roof mounted and screened behind the tower.
Mr. Penney asked if there will be a dumpster; Mr. Rego said there will not be a dumpster.
Ms. Walsh said typical office hours will be 9 am -5 pm, with the latest 7 pin. She said the lights
will be on a timer, and there will be lights over the awnings to help illuminate the sidewalks.
The parking lot lights will be powered down after 11 pm. The sign will be externally lit with
three gooseneck lights.
Motion: To approve the site plan application for the proposed dentist office at 34 North Main
Street as shown on the "Proposed Dentist Office," Sheets CS. 1, SP1.1, SP 1.2, SP 1.3, D1.1, D1.2,
LS1.1, LS 1.2, SL1.1, Al. 1, A2.1, A2.2, dated September 4, 2014 and revised October 6, 2014
prepared by Prime Engineering Co.; and the "Drainage Analysis for the Proposed Dental Office
34 North Main Street Mansfield, Massachusetts" dated September 5, 2014 and revised October
6, 2014 by Prime Engineering with the following conditions:
1. Any and all remaining department head comments (attached) must be completely
addressed prior to the issuance of a building permit[s]. Specifically, the comments
from Richard C. Alves, Jr., P.E., Town Engineer /Assistant DPW Director, received by
Prime Engineering at the September 23, 2014 staff meeting, must be completely
addressed;
2. The plans shall conform to all dimensional requirements of the Zoning By -Law. All
signs shall conform to the dimensional requirements of the Zoning By -Law for area
and height unless relief has been granted by the Mansfield Zoning Board of Appeals;
3. Any and all roof - mounted HVAC equipment shall be fully screened;
4. With the exception of security lighting, the parking lot lighting shall be powered
down at 11:00 p.m.;
5. If there is a dumpster on site, it must be screened by a fence at least six feet (6') high
and must be emptied during regular business hours.
(McClanahan - Penney) All in favor. PASSES
Attorney Edward Valanzola and Timothy Power, PE, Land Strategies, explained the plans for the
addition of two coolers, one behind White's and one behind Dunkin Donuts, along with updated
1018/2014
parking calculations, open space and planting plan. Mr. Power said the new landscaping plan is
more consistent with the neighboring properties.
Attorney Valanzola said the crosswalk and flashing light across School Street will be installed
soon. Mr. Power said everything has been ordered and should be installed in the next few weeks,
along with the sidewalk on the Mansfield Crossing side of School Street.
Mr. Penney asked if there has been a discussion about signage at the entrance. Mr. Power said
there were two signs approved on the special permit, but they are working on a new plan for one
sign, which they may submit to the board.
Mr. Power explained White's Bakery is doing very well and has asked to add an exterior cooler;
Dunkin Donuts has asked for similar equipment. He said the plan has updated the parking to
include what has been built and what is pending. The plan shows the parking configuration
altered slightly to add more green space without losing parking. The site meets open space
requirements.
The cooler at Dunkin Donuts will be behind the building and will match the building. Mr. Power
said it would only be visible from the train tracks. The White's cooler will be more visible, and
they would like to side it with a similar material to the building or use a board fence. The cooler
is about 10 feet high. Mr. Penney asked if the cooler would be a large walk -in refrigerator; Mr.
Power said it would, and would have access to the interior. Mr. McClanahan said he would
prefer the cooler be sided so it looks like the building, rather than fenced.
Mr. Power said White's would like an exterior door on the cooler for deliveries.
Mr. Penney asked if this would impact the FAR calculations. Mr. Burke said the site still meets
the FAR requirements, and noted this would not be habitable space.
Mr. Power said the landscaping plan has been changed so it is less dense and avoid overpacked
plants dying, to be more consistent with surrounding properties and to leave more space between
the trees. He said if the board feels additional landscaping is needed after the work is done, they
will add plantings in the spring.
Mr. Burke said he thinks there will have to be some additional landscaping around the cooler;
Mr. Power said they would do that. Mr. Burke said the landscape plan was modified when the
building was shifted. He said he likes the way the new plan groups the trees rather than having
them planted at regular intervals, and will allow better views of the storefronts. Mr. French
asked if the planting plan in this set is what is proposed; Mr. Power said it is. Mr. French said it
appears the plan will reduce about 12 trees and 250 shrubs; Mr. Burke said he doesn't think those
will be missed because of how densely the shrubs were going to be planted. He said if gaps in
the landscaping appear in the spring, additional landscaping will have to be added.
Mr. McClanahan asked how far along the second building is; Mr. Power said they plan to turn
that building over to tenants at the end of October and plan to have finished paving and striping
by November. Mr. Penney asked about the parking situation; Mr. Power said it has improved.
10/8/2014
Mr. French asked if the Dunkin Donuts cooler will be screened; Mr. Power said it will be.
Ms. Ashman- Collins asked if the fence is used around the White's cooler, will it be as tall as the
cooler; Mr. Power said it will be at least that tall.
Motion: To allow the minor modification for the addition of one exterior cooler at White's
Bakery and one exterior cooler at Dunkin Donuts, with revised pavement and landscaping, as
described on the plan titled "321 -333 School Street The Pavilion Mansfield, MA" dated
September 15, 2014 by Allen & Major Associates, Inc. The board finds the site will have
sufficient open space, parking and screening after the modification. The minor modification is
approved with the following condition:
The landscaping plan will be reviewed by the Planning Director and Planning Board when
all of the plantings have been installed. After review, additional plantings may be required.
(Penney- McClanahan) 6 in favor. 0 opposed. 0 Abstentions PASSES
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Sam Patel, Ed Tartufo, Attorney Ed Valanzola, James DeVellis, P.E., DeVellis Zrein, Inc. e
Mr. DeVellis explained the proposed driveway relocation for the site plan, which was approved
September 2013. The approved plan showed a shared access with the adjacent office
condominium, but they have decided not to do the shared access and would like to modify the
plan to show a single access from this site. The revision would reduce the existing three curb
cuts to one; avoid putting utilities over the office condo property; leave the size of the building
and number of parking spaces the same; result in no increase in drainage runoff /impervious
surface. The new access would be slightly wider than the existing curb cut.
The clerk read memos from the Water, Police, Electric, Engineering, Conservation and Fire
Departments.
Mr. DeVellis said he would be able to address Mr. Alves's comments.
Mr. DeVellis explained the sight distance at the entrance would be adequate looking toward
Copeland Drive and toward Route 140. Coming from Route 140, there are 125 feet from the
curb cut to where the double yellow line gets wider, but it is still only a single lane, then 325 feet
to where the double lanes begin.
Mr. French asked where the limit of the state highway layout is; Mr. DeVellis said the site's
frontage is within the MassHighway layout. He explained an applicant cannot go directly to
MassHighway for a curb cut permit, it has to be submitted by the Department of Public Works
on behalf of the town. He said if the Planning Board approves the site plan modifrcatio, Mass
Highway could still deny it.
Mr. DeVellis said the recently approved self - storage building on Wood Avenue has an existing
easement from the office condos to access the property.
10/8/2014
Attorney Valanzola suggested approving both the modified site plan entrance, as well as the
( originally approved site plan access, in case the shared access with the office condos can be
worked out in the future. Mr. Penney said the office condos would have traffic going through
regardless, because the Wood Avenue self - storage facility has an easement.
Department Head Comments
The clerk read memos from Water, Police, MMED, Engineering, Fire and Conservation. Mr.
DeVellis said he will be able to address all the Engineering comments.
The MMED memo indicates the transformer has been moved and they will need permission from
NStar to hook onto a pole.
Mr. DeVellis said he has spoken with Mr. Burke about the right -out turning movement. He said
if the board wants to restrict the driveway to a right -out only, his client would be ok with that.
He noted there will be 18- wheelers delivering to the site during off hours. Mr. McClanahan said
MassHighway will have the final decision over the curb cut. Mr. French said he doesn't have a
problem with a left turn into the site, but is more concerned about left turns coming out. He said
he would prefer curbing be installed to prevent right turns, rather than simply a sign.
Mr. Penney said that area is already very congested.
Ms. Ashman- Collins said she likes the idea of approving the modification but leaving the option
open for the original agreement with the abutters, in case that can be worked out in the future.
Attorney Valanzola said there will be large trucks coming to the site for the retail store and
suggested allowing them to take a left out of the site. He said if the shared access had worked
out, there would not have been a turning prohibition, and this seems like it would be more
restrictive. Mr. French said it would be due to public safety concerns.
Mr. DeVellis said the entrance was placed as far back from the intersection as possible. He
asked about an island with rumble strips so trucks could go over it but cars could not. Mr. Burke
said he wouldn't want tractor - trailer trucks trying to go left out of the site, across both lanes of
traffic on Chauncy Street. Mr. DeVellis said the trucks would be delivering to the retail store
during off hours. Attorney Valanzola said he was concerned about the trucks having to go
through residential neighborhoods to get back to the highway.
Mr. Penney suggested approving the modification with conditions and asked if it would help for
the board to send the condo association a letter; Mr. French said he didn't think so.
Mr. Burke said the ideal solution would be the shared access, but the secondary solution would
be to restrict left turns out of the site.
Mr. LeBlanc asked if there is some flexibility with the curbing on the east side; Mr. DeVellis
said it could not go over the property line.
7 10!812014
Mr. DeVellis suggested using sloped granite curbing, large enough to be seen by drivers, but
sloped to allow emergency vehicle access.
Motion: On October 8, 2014, the Mansfield Planning Board, with six (6) members present,
voted unanimously to approve the minor modification to the site plan to allow an alternative
entrance /exit for the proposed dental office /auto parts store at 282 Chauncy Street as shown on
Sheets CI and C2 of "Proposed Retail and Office Building," dated July 31, 2013 and revised
August 12, 2013, August 30, 2013, September 11, 2013, September 17, 2013, October 10, 2013,
August 27, 2014 by DeVellis Zrein, Inc., prepared for Sam Patel, with the following conditions:
1. Based in part on Ptlm. David W. Kinahan's memorandum (attached), the majority of
the board is of the opinion that public safety is best served by limiting egress from this
site to a right -hand turning movement only. A raised, sloped granite curbing island at
the site access drive onto Route 106 /Chauncy Street shall be installed in such a manner
as to preclude a left -hand turn from the site drive onto Route 106 [Chauncy Street]
westerly;
2. Any and all remaining department head comments (attached) must be completely
addressed prior to the issuance of a building permit[s];
3. Any and all Mass Highway permit must be obtained prior to the issuance of a building
permit[s].
(Penney- McClanahan) Six (6) in favor. 0 opposed. 0 abstentions. PASSES
Mr. Penney asked to place a Fates Oil discussion on
list.
Mr. Burke said the Board of Selectmen have invited the Planning Board to a workshop on
October 15, 2014 at 7 p.m. to discuss the North Main Street /Oakland Street /train station traffic
and parking issues. He said there will be a neighborhood meeting on the same topic on October
21, 2014 at 6 p.m. Mr. LeBlanc asked whether parking would be designated for the train,
business, residents, etc. Mr. Burke said that would be a decision for the Board of Selectmen.
Mr. Penney said the traffic in that area is worse because of the tractor - trailers; Mr. Burke said the
plan is to make Oakland Street two -way to avoid the trucks using Mansfield Avenue. Mr.
Penney said the plan appears to create more parking; Mr. Burke said there are about 15 -20
additional spaces with this plan. Mr. French asked if there could be a dedicated left turning lane
at the North Main/Oakland Street split. Mr. Burke said there isn't room in this design to do that
and keep street parking.
Motion: To adjourn at 9:30 p.m. (Ashman- Collins -) All in favor. PASSES
Next Regular Planning Board Meeting: October 22, 2014 at 7:00 p.m.
a
Signature of Clerk
Date of Approval
10/8/2014