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HomeMy WebLinkAboutPLANNINGbrd_06242015Planning Board Minutes June 24, 2015 Present: Tom French, Chairman; Don Cleary, Clerk, Michael McClanahan, Ralph Penney, Michael Feck, Rich LeBlanc Alternate Joe Cerretani Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Assistant 1. June 10, 2015 Minutes Motion: To approve as submitted (McClanahan- Cerretani) Five in favor. Ashman - Collins abstained. PASSES 2. Public Hearing notices — Easton Checklist of implementation of Strategic Plan Action Items. Mr. Burke said the town has done about 2/3 of the recommendations made, and Dr. Mullin will be coming back this fall to do a follow -up charrette on progress. Article re: MassDOT buying the CSX freight line to Framingham. Mr. Burke said some of the state legislators voted not to improve the line for commuter use, which does not mean the state will not help Mansfield with the grade crossing. Mr. Burke said the town recently met with the state regarding the North Main Street underpass Email from Steve Schoonfeld, Finance Committee re: discussion of downtown issues at the July 22 Planning Board meeting. Ms. Ashman - Collins said the Finance Committee is interested in the balance between residential and commercial development and the fiscal impacts on the town. The clerk read the public hearing notice. Rick Alves, Town Engineer /Assistant DPW Director, explained the plan to remove one 36" tree within the right -of -way at 145 Otis Street and 62 LF of stone wall within the right -of -way at 205 Otis Street for the full -depth reconstruction of Otis Street from Sweet's Pond to Balcom Street and the milling and overlaying of Otis Street from Mill Street to Gilbert Street. He said there would be approximately 6,100 feet of new pavement and 1,200 feet of mill and overlay and explained the objective is to lower the existing pavement about 6 inches. Mr. Alves said the back of the stone wall is on property line, within the right -of -way, so his plan is to push it back 2 -2.5 feet onto private property. He has met with the Conservation Commission, had a pre - construction meeting with Otis Street residents and will meet with the owners of 205 Otis Street to discuss relocating the stone wall. Mr. Cleary asked if the wall could be moved onto town property; Mr. Alves said there is a guardrail, utility poles and wetland in the way, but if necessary, the wall could be relocated to the other side of the road. Mr. Alves said the tree being removed will be replaced with two trees. 6/24/2015 Motion: To approve the scenic road application for the removal of one tree within the right -of- way at 145 Otis Street and 62 LF of stone wall within the right -of -way at 205 Otis Street for the reconstruction of Otis Street. Two trees will be replanted and the stone wall will be relocated at the discretion of staff (Ashman- Collins - McClanahan) All in favor. PASSES Motion: To close the public hearing (LeBlanc - McClanahan) All in favor. PASSES Mr. French asked if the town is current on tree replanting; Mr. Burke said DPW will be planting on Williams Street in the fall. 5: Speciat Permif Public Hearing continued =12 V1'estChurch Street —,3 -Onit Townhouse — Steye Cunningham Attornev Edward Valanzola said his client has addressed all of the hoard'- concern- incindino reducing the number of units from four to three, pushing the building back from West Church Street, adding "Left Turn Only" and "Stop" signs, adding a speed bump in the parking lot, moving the fence back to line up with face of building, revising the facade, adding landscaping and screening the dumpster. Attorney Valanzola said he has spoken with the Police Department about the safety of vehicles entering and exiting the site and read an email from Officer David Kinahan proposing a speed bump and stop line. Attorney Valanzola said there were concerns about the building's proximity to residential properties; the building is now 12 feet off rear property line and 10 feet off the stone wall. He said excess snow will be removed from the site. Attorney Valanzola said he sent the revised plans to Mr. Barr, the abutting property owner, who has expressed concerns about safety. Attorney Valanzola said he thinks the safety concerns have been addressed after their discussion with Officer Kinahan, Attorney Valanzola said he thinks the architectural design issues have been addressed, the building size has been reduced and lot coverage is 36.7 %; he said the site complies with the dimensional setbacks. He noted this site is in the B 1 zone and he is sensitive to the board's and abutters' concerns, but he thinks this is the best use for this property. Attorney Valanzola distributed a copy of the town's GIS map, showing several properties on the corner are also B 1 and said they will probably be redeveloped as mixed- use. He said there are several existing multi- family buildings and noted a duplex is not an allowed use in the B 1 zone. Attorney Valanzola said he thinks the benefits of this proposal outweigh its detriments. He said he thinks the development may add a couple of children to the school system, the residential redevelopment would be more beneficial than a business use abutting a residential zone. He said his client bought this property to redevelop as residential, but said rebuilding the single - family home is not an option. He said the next best use would be mixed -use, which is a by -right use with no setbacks required, 2.5 FAR and 45 -foot height allowed. However, he said his client does not want to develop the property as mixed -use, which he said he thinks would be a detriment. 6/24/2015 Public Comment Mr. French said he thinks the board has heard and understands the abutter' comments made at the last meetings and asked for new input. Alex Barr, 141 Rumford Avenue, presented a letter discussing the benefits versus the detriments. He said the number of additional schoolchildren should be considered, and the neighborhood will be impacted. He said he doesn't see the benefit to the town. He said he thinks the single- family home could be rebuilt with a variance from the ZBA. He said he thinks the property is too small for the proposal, is in the wrong location and isn't ready for a mixed -use building. He asked the board to consider Section 5.5 and said the applicant has the right to apply for a special permit, but the board does not have to grant one. Christopher Campbell, 144 Rumford Avenue, asked the board to deny the permit. He said the building would not be a good fit for the neighborhood. Mr. French said this is somewhat typical of the difficulty of a business zone abutting a residential zone, with conflicting uses. He asked if a business use would be better than a residential use. Mr. Barr said he would like to see a small business like a bakery or an office use there. Mr. Barr presented an email from John Horne, High Street, dated June 10, 2015 asking the board to deny the special permit. Board Comment Mr. Burke noted a member who has missed one meeting and feels comfortable they have caught tip can vote, but if a member has missed more than one meeting, they cannot vote. Ms. Ashman - Collins has missed two meetings and will not vote. Motion: To close the public hearing (McClanahan -Feck) Six in favor. Ashman- Collins abstained. PASSES Mr. French said he understands the friction a business zone next to a residential zone can cause, and noted there are existing multi- family uses in this area. He said multi - family and mixed -use developments around the train station area will be a focus in the future. He said he would be concerned about the potential for this parcel to be combined with other parcels on North Main Street in the future. Ms. Ashman- Collins said the transition fi•om the traditional main street to the side streets is comfortable, and wedging in a high - density townhouse would not make that transition smoother. She said this is neither a traditional downtown nor a traditional residential use. Mr. Cleary said he thinks the applicant has tried to resolve all of the issues that have come up. Ms. Aslunan- Collins said the question is whether the proposal would be beneficial or detrimental to the neighborhood. [Mr. Penney arrived at this time] 6/24/2015 Mr. French said the board would have to consider the special permit tests and the proposal's impacts on the neighborhood. Mr. Burke said there are existing two - family houses on Rumford Avenue and he likes the character of streets with a mix of styles. He said there are also existing multi- family uses on Rumford Avenue, where the business and residential zones meet. He said there is the potential for a business or mixed -use to occur on this lot, and he understands there is an inherent conflict, but he thinks the conflict would be worse with a business use next to a residential use. Mr. Penney asked what business would be worse on this site; Mr. Burke said any use allowed in B 1 could go on this lot, and could be worse than residential. Mr. French said there is no way to know. Ms. Ashman- Collins said she could imagine a three - family structure that would fit in with the neighborhood, but doesn't think this proposal is it. Mr. Burke said this is a question of form rather than one of use. Ms. Ashman- Collins said this is not a use by right, so the board has to decide whether the benefits outweigh the detriments. Attorney Valanzola asked whether Mr. Penney will vote; Mr. French said he has attended all of the public hearings and asked if Mr. Penney feels comfortable voting. Mr. Penney said he thinks he would be comfortable voting. Mr. Burke said there is a body shop abutting a residential zone across North Main Street, which would be allowed on this site with a special permit. Mr. French said the board would still have to consider the benefits versus the detriments of any allowed use. Mr. Feck said he thinks the biggest decision is what the property could be; he said a mixed -use would have to be parked. He said he thinks that could be done, but is concerned the board wouldn't have as much ability to work with the applicant to improve the proposal and mitigate the detriments, the way it has with this application. Mr. McClanahan said he thinks the proposal is too big and too boxy for this property. Mr. Cerretani said he agrees with Mr. McClanahan and said this proposal would be a difficult view for the abutter, and would not be a smooth transition. Mr. Penney said the building was reduced to three units, the setbacks have been increased, a speed bump was added to address safety, a 6' vinyl fence was added and the Fire Department has been satisfied. He said the existing house was built in 1900 with a fieldstone foundation, which may not be able to be built on. He noted a duplex is not allowed in this zone. The entryway has been improved, with additional plantings. He said he doesn't think there is enough snow storage, he does not think the proposal fits the character of the neighborhood and is too much building for the lot. Mr. LeBlanc said this is a difficult property, and asked if this proposal doesn't fit this neighborhood, which neighborhood does it fit? He said this is zoned B1, and while some may not like the style of the building, he doesn't think that is something the board votes on. Mr. French said with a special permit application, the board has the ability to consider a building's character. Mr. LeBlanc said the changes to the building have improved the proposal. He said he 4 6/24/2015 likes high density in the downtown area, within walking distance to the train station and said he thinks a residential use would be a better transition for the neighborhood. Mr. Cleary said the applicant has worked to address the board's and abutters' concerns, and there are other multi- family buildings in the area. Mr. French said he thinks this would be a better transition between the residential and business zones. Mr. Burke said lie thinks the special permit can be approved because the applicant has met the special permit standards. He said he doesn't think the mass of the proposed building is that much different than the mass of other buildings in the area. He said he agrees the building lacks the architectural detail of many of the older houses in the neighborhood. He noted there are no historic guidelines in the area. Mr. Burke advised the members they must vote individually on the special permit decision. Mr. Burke said Mr. Alves is comfortable with the proposed drainage system. Motion: To approve the special permit with the following conditions: department head comments must be addressed; the building must be sprinklered as required by the Fire Department; the building elevations should be similar on all four sides, including window treatments and bump outs; snow will have to be removed from the site if the snow storage area is full; no snow will be pushed onto the public way; the dumpster must be emptied by a private hauler only between 8 am -5 pm; the condensers must be shown on the plan and be screened from view; the speed bump and signage must be installed per Officer Kinahan's June 17, 2015 email; the six -foot white vinyl fence must be installed to be even with the face of the building as shown on the plan; a site operations and maintenance plan including trash pickup, snow removal and drainage shall be submitted during appeal period (Cleary- LeBlanc) Mr. French reminded the board to vote individually and to consider the special permit tests and whether the benefits to the town outweigh the detriments. Feck — In favor. Many of the special permit tests are subjective, and understand the abutters' concerns, but don't think this would be a large detriment. Vehicle /pedestrian convenience have been addressed in Officer Kinahan's memo; adequacy of municipal facilities has been covered; will take up more space than the existing house, but will provide more green space than other allowed uses. The development will provide construction jobs. While adding students to the school system affects the tax base, the school population is shrinking. The potential of what could be built there by right would be a larger detriment on the neighborhood McClanahan — Opposed. The benefits do not outweigh detriments and the development would have negative impact on the health, safety, convenience, general welfare and amenities of the inhabitants of the town. 6/24/2015 Cerretani — In favor. With the changes made and the conditions proposed, the benefits outweigh the detriments. Penney — Opposed. This proposal would replace a single- family home in a residential district with a three -unit building. Multi- family is allowed by special permit in the B 1 zone, but that has a higher standard for approval. This is only 10 feet from an adjacent home in the R3 zone, which has many historic homes, and is only nine feet from the street. The additional landscaping at the front is an improvement. This will have negative effects on adjoining properties and will be a detriment to neighborhood character. LeBlanc — In favor. The applicant has responded to the comments, and based on the conditions proposed, I am in favor of higher density in this area. The project aligns with the Master Plan. Cleary — In favor. The benefits outweigh detriments, although I understand the abutters' concerns. French — In favor. The benefits outweigh the detriments. There are other multi- family buildings in the area, and a three - family building will be a better use for the character of the neighborhood than many businesses uses that would be allowed by right in the zone. The value of the proposed building would exceed the existing building. Five in favor. Two opposed. PASSES 6.Slte Plap /Special Permit continued 4A Mansfield -Ave, 16 Crocker St, 374 -376 North Main St, 394 North Main St & 4D8 NortliMain St 42- iJriifResidenfial Buitd it and 39- Unit Mixed Business/Residential Building — Crugnale Properties Mr. Crugnale said he has met with Mr. Ross and Mr. Burke to discuss mitigation for this project. He said he has agreed to incur the cost of the work on Crocker Street, including sidewalk, curbing, paving and striping, according to the Town Engineer's design. Mr. Alves will provide his with the cost of the scope of work. Mr. Burke said Mr. Crugnale will take out the existing sidewalk and install a new 10 -foot sidewalk. He said Crocker Street will still be two lanes wide, the street will be super- elevated and will pitches from this building back to the North Common. No land takings will be necessary and two existing driveways will be eliminated. Mr. McClanahan asked about the sidewalk on Mansfield Avenue; Mr. Crugnale said he would install new sidewalk along Mansfield Avenue. Mr. Burke said the town plans to overlay Mansfield Avenue for commuter rail parking. Mr. Crugnale said he would reuse and reset the sidewalks, but not the curbing. Mr. Crugnale said he will install double- headed light poles along Mansfield Avenue, which will light the new sidewalk and this property. Mr. Crugnale said he has invested over $15 million in this project. 6/24/2015 Mr. Penney said this project seems to be designed to fit in with the town's overall plans. Mr. Crugnale said lie plans to use the same type of fixtures, benches and trash barrels the town uses on the North Common. Mr. Penney said he thinks there will be more pedestrian traffic in this area, so he hopes the retail spaces will be easier to fill. Mr. Rego explained the realignment of North Main Street and addition of a parking lot requires a grade change. The sidewalk will be expanded to 10 feet wide, a handicapped ramp will be added, along with a temporary railing, so the project will work until the town's portion of the road work is done. Mr. French said the town will be applying for a MassWorks grant for that work; Mr. Burke said this site will drain to North Main Street and will not have to be redone later if the town gets a MassWorks grant. Mr. Burke said the applicant's traffic engineers have made suggestions to improve traffic flow on this site and at the North Main Street/Route 106 the town hopes to work on this summer. Mr. Burke said Mr. Alves is working on a cost estimate for the project, expected to be around $1 -1.5 million. Mr. Burke said this project would meet many of the MassWorks grant program requirements, such as being shovel- ready, in a TOD area, have associated housing, provide safety improvements and benefits to commuter access. Mr. Burke said Mr. Alves will be meeting with Mark Cook this week to work on estimating the budget. Mr. Penney asked Mr. Crugnale's timing; Mr. Crugnale said he would like to start work in the fall. Mr. French asked if MassHighway permits would be needed; Mr. Rego said he doesn't think so. Mr. Cerretani asked about underground lighting; Mr. Crugnale said he would like to put it all underground. Mr. Penney said the town found it difficult to work with Verizon when the North Main Street utilities were put underground. Ms. Ashman - Collins asked about infrastructure for a restaurant. Mr. Crugnale said he may install the infrastructure when he does the underground work. Mr. Rego said there is a 60'xl4' loading area to service both buildings. Mr. McClanahan asked if the retail space would be open front to back; Mr. Crugnale said it would not, but would have two entrances. He said he hopes to fill the retail space quickly and said additional on- street parking will help. Correspondence The clerk read a letter from Mr. Burke to Planning Board; Mr. Rego's response; a letter from Mr. Peterson; a letter from Mr. Burke to the Planning Board Mr. Rego explained the tower truck would be able to make the turning movements on the site. Mr. French said the board would have to make a finding that the applicant has met the requirements of the North Main Street Business Overlay District. Mr. Burke pointed out there is a tremendous amount of landscaping provided on this plan, even though there is no landscaping requirement in this zone. 6/24/2015 Mr. Rego presented a plan showing the original layout of North Main Street, which will still be town property; Mr. Crugnale said the town will be doing the improvements in that location. Mr. Rego said those improvements will help the existing awkward traffic area, while improving the parking and sidewalk situation. Mr. McClanahan said he would like to see this plan laid over the town's plan. Mr. Feck said he is concerned about the lack of a retail component in the North Main Street building. He said retail is thriving downtown and he thinks more retail space would be rentable. Mr. Cerretani said lie likes the proposed improvements to Crocker Street. Mr. LeBlanc said the buildings are attractive and will be a good addition to the area; he said he is also concerned about the lack of retail in the North Main Street building. He asked if there is a way to permit the project so it could be either retail or residential. Mr. Crugnale said he has looked at the site and knows the economics of it; he said it is difficult to finance a project with 12- 15,000 feet of retail. He said even with the improvements, he is concerned the retail space will be hard to rent. He said this will fit perfectly with the town's plans, including the Master Plan and TOD. Mr. LeBlanc said he is concerned about the long -term impacts of development without a business component. Mr. Cleary asked if there is a way to design the building to allow a conversion to business later. Mr. LeBlanc suggested the first floor units could have individual entrances that could allow business later. Mr. Burke said he is concerned about building vacant space. Ms. Ashman - Collins said she was initially concerned about a building with no business component on North Main Street, but said the proposal fits perfectly with the town's TOD zoning. Mr. Burke said this is a great project in a great location. Mr. Crugnale said there are about 5,000 square feet of business there now, so his project will be an increase. Mr. Cleary said he likes the project and would like to see business on the North Main Street building, but said he understands Mr. Crugnale's concern. Mr. Penney said this is not a TOD project; Mr. Crugnale said he was more comfortable filing under the North Main Street Business Overlay District. Mr. Burke said this proposed density is not as high as could be allowed under that overlay district, and said it would fit well under the TOD zoning. Mr. Penney said the North Main Street building would be a special permit because it is residential multi- family and the Crocker Street building is site plan because it is mixed -use. Mr. Burke suggested when the board is ready to vote, it do one motion on the site plan and one on the special permit, in addition to the finding that the project meets the requirements of the North Main Street Business Overlay District. Mr. Crugnale said he plans to build both buildings at the same time. Mr. Penney suggested a condition to require some retail space in the North Main Street building. Mr. Cleary said that building is a special permit because it doesn't have retail; if it had retail, it 6/24/2015 would be a site plan. Mr. Penney suggested the retail could be something less than the whole first floor. Mr. Penney asked the mix of bedrooms; Mr. Crugnale said both buildings would be approximately 60% two bedrooms, 40% one bedrooms, with 13 affordable units. Mr. Crugnale asked about making a partial payment to the town for some of the affordable units and building some of the affordable units; he said he would talk to DHCD about how to do that. Public Comment None Board Comment Mr. French said this site is very dense and has a lot of parking. Mr. Rego said they are providing 1.5 parking spaces per unit, some of which will be tandem. Mr. Crugnale said the six lift spaces will both go to one unit. Mr. French asked if there is a way to reduce the number of units and reduce the need for the lifts; Mr. Crugnale said he thinks this is the only way to make it work. Mr. Rego said each space is 9'x18' with a 12 foot maneuvering space, so each parking space is almost 300 square feet. He said some parking spaces are proposed to be subcompact. Mr. McClanahan asked about the MBTA -owned parcel; Mr. Burke said the T would have to declare the land surplus, a possibility lie has discussed with Ron Morgan at the T. Mr. LeBlanc said that parking lot is going to look like part of this development, so there would have to be some signage. Mr. French suggested if the board is prepared to vote, it could ask Mr. Burke to prepare a draft decision with both site plan and special permit votes with conditions. Mr. McClanahan said he would like more information before voting; he said he would like to see the town's plan and how it goes along with this plan. Mr. Rego said he would prepare that, but noted Mr. Crugnale has no control over off -site improvements. Mr. McClanahan said he would like to see a larger version of the floor plans. Mr. Burke presented the town's plan for road improvements in the area. Mr. Crugnale said his project can be done with or without the town's work, but he hopes to work with the town. Motion: To continue the public hearing to July 22 at 8:00 p.m. and to ask Mr. Burke to prepare a decision with site plan and special permit votes (Penney - McClanahan) All in favor. PASSES 77 -79 South Main Street Mr. Burke explained the plan shows a non - buildable parcel of land being conveyed to an abutting property owner. Motion: To endorse the Form A plan (Penney - McClanahan) All in favor. PASSES Mr. Karl Clemmey said Mr. Crugnale's project would only have allowed 20 units if it had been filed under the TOD zoning and said the board should treat each project the same. Mr. French 6/24/2015 said he agrees the density of that project is higher than would be allowed under TOD. Mr. Clemmey said he is concerned about the traffic study and suggested it be looked at. Mr. French said the board had been concerned the TOD zoning would have passed if it was proposed with a higher density. Mr. Cleary said if TOD was 25 units per acre, the Mansfield Avenue project would work. Mr. Clemmey said retail cannot be built on his property. Mr. LeBlanc said the TOD density is lower than what is allowed in the underlying B 1 district, but that doesn't necessarily make it wrong. Mr. Penney said the rendering for the dental office on North Main Street is on the town's website. Mr. Burke said renderings of the dental office /auto parts building on Chauncy Street and 12 West Church Street will be added. Mr. Cleary suggested considering a bonus for combined lots downtown with frontage on North Main Street; lie said with larger lots, mixed use would work better. I-Ie said there are a lot of multi- family homes on lots in the B 1 zone. Mr. Burke said he would look at stepping down density further away from downtown. Mr. Burke said he attended a public hearing on the TIF for Future Foam on Maple Street, which passed at $434,000. Motion: To adjourn at 10:30 p.m. (McClanahan- ) All in favor. PASSES Next Regular Planning Board Meeting: July 22, 2015 at 7:00 p.m. Da e 617 ppp val 10 6/24/2015