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HomeMy WebLinkAboutPLANNINGbrd_07222015Planning Board Minutes r_ July 22, 2015 w c ri F CE Present: Tom French, Chairman; Don Cleary, Clerk, Beth Ashman- Collins, Michael McClanahan Ralph Penney, Michael Feck Rich LeBlanc %n1[ xl;r :1 P 1. 50 Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Assistant ( f? Disclu�siQn yyath'�.o�u l��n�ger�"4'�'tllram Rods main � #a #tort �.reh Issues AiscusstonnithT�Ynanoeto3nmiite __I)own`o'#ssues Y Mr. Ross said Mr. Burke is working on a MassWorks grant application, and said he has spoken with Frank Gay from GATRA, who said Attleboro got federal transit funding for street work on a similar project near the train station. Mr. Gay told Mr. Ross he thought Mansfield might be eligible for similar funding. Mr. Ross said he has also met with Frank DePaola at MassDOT, who said Mansfield's project would be competitive for MassWorks funding. Mr. Ross said this would be a good opportunity to reroute buck traffic away from the train station area. He noted GATRA owns the train station building. Mr. Ross said he spoke with Mr. Gay about the Northeastern students' suggestion for GATRA to reroute its bus service. Grade Crossing at Hatheway- Patterson Mr. Ross said he spoke with Mr. DePaola about the North Main Street underpass, which will likely have to be closed during work because there is no way to allow through traffic. They discussed using the grade crossing at Hatheway - Patterson as a temporary detour, which Mr. Ross said could become a permanent crossing when the work is completed. Mr. Ross said the crossing will likely be in the location of the existing crossing, which is away from the yard tracks. Mr. McClanahan suggested locating the crossing so it lines up with North Main Street. Mr. Penney said access to the back parcel at Hatheway- Patterson would also be necessary; Mr. Burke agreed and said that access to that parcel would help make TOD work. Mr. Ross said there will likely be one crossing granted now, but it would be a place to start and could lead to the second crossing. Cleveland Twist Ownership/Development Plan Mr. Ross said the owners are trying to sell the property, and there may be some environmental issues. Mr. Penney said he thought there were things like machine oil in the building before it came down. Status of Planning for Parking Garage Mr. Ross said there has been no activity on the parking garage. Status of Changes to Highland Avenue Proposed in BETA Study Mr. Ross said the Board of Selectmen hopes to have a public session in August to talk about Route 106. Mr. Burke said SPREDD will come back with its computer traffic model. Mr. French asked if it makes sense to work on the North Main/Oakland area as a first step; Mr. Ross said that could help create some momentum to move other projects forward. He said the state may allow the town to create something similar to a tax increment district to help move that 7/22/2015 work forward. Mr. Burke said he thinks a second means of access, such as County Street, would be vital for the improvements and said he thinks that would help encourage development on Highland Avenue. Mr. Penney said there were plans discussed at the last Board of Selectmen's public meeting for a turning lane at Chauncy Street/North Main Street and at Chauncy Street/Copeland Drive; Mr. Ross said that was planned for this summer. He said he anticipates those turning movement projects will be done before the Highland Avenue project. Chocolate Factory Update Mr. Ross said he has been working with the developers, who said they would like to meet in August to discuss their request to add more two - bedroom apartments to the development. He said school enrollment has been decreasing, so he doesn't think school enrollment will be an issue with this development. Mr. French said he thinks it is difficult to project enrollment figures. Mr. Ross said the town's population is getting older rather than younger, but said there are always changes in the number of families moving to town, Mr. Ross said Chapter 70 aid for education has two factors: amount per student and valuation per student. As enrollment goes down, amount per student goes down and valuation per student goes up. He said the state's theory is that with increased value per student, the town can afford to pay for them itself. Therefore, he said the question is what is the ideal number? If the town can figure that out, it can try to aim development plans in certain directions. Mr. McClanahan said ]re thinks residential buildout is nearly complete; Mr. Burke said that may be true for single- family buildout, but downtown residential has a long way to go. Mr. Ross said business in the Cabot Business Park are looking at where its next generation of employees will come from, and downtown -style living is attractive for young people, who then move to single- family homes, then over 55 housing. Mr. Penney said during the late 1980s, Mansfield averaged over 200 housing starts per year and that has slowed significantly. Mr. Penney asked what the town's state reimbursement is per student; Mr. McClanahan said it is around $4,800 - $4,900. Mr, French asked if the state takes into account things like employee health insurance; Mr. Ross said it does. He said after this year, the town will be able to include healthcare for retirees. Mr. Ross said the town is still working on getting the word out about recent zoning changes in the business park; he said the IDC will be working more on that. Mr. Ross said the new zoning has not spurred any new development, but said the buildings in the business park are mostly full. Mr. Ross said the gas company is replacing gas lines on West Street and will be working on North Main Street. The town is replacing underground conduits in front of the schools before the Safe Routes to School work begins next year. Ms. Ashman - Collins said the board has been talking about sidewalks and receiving payments to the sidewalk fund rather than developers installing the sidewalks in small new subdivisions. Mr. Ross said the town is doing sidewalk repairs on Dean Street and High Street this summer. The Safe Routes program will add new sidewalks and crosswalks, as well as parking along East Street, in front of the schools. Ms. Ashman- Collins asked about sidewalks on Park and Hope Streets; Mr. Ross said that is a priority, but noted there are right -of -way and width issues on older roads like those. Ms. Ashman - Collins asked if it would make more sense to repair the existing single sidewalks on Park and Hope Streets to make them ADA- compliant, rather than 2 7/22/2015 try to find the room to add a second sidewalk. Mr. Ross said the town has put a lot of money into streets the last few years and plans to continue. Mr. Penney asked about the Fates Oil site; Mr. Ross said he plans to propose a subcommittee to study that property. Mr. Penney suggested looking at the lighting in that area; Mr. Ross said he would like to light it similar to the bike path and the North Common. Finance Committee members Steve Schoonveld, Walter Wilk, Liz Christo, James Bazinet, Michael O'Brien, Yogen Chemburkar and Scott Feely Mr. Schoonveld presented some ideas from the Finance Committee, including the fact that one of the town's financial issues lies in finding the "sweet spot" with matters such as free cash and the size of the student population. He said the town has an aging population which will turn over soon, so there may be an influx of students relatively soon. Other issues include balancing annual spending with debt usage and the amount of commercial and residential property downtown. Mr. Schoonveld said the Strategic Plan was helpful for the town to develop its high - and low -level goals, but he said the question is how to interpret those goals to find the "sweet spot." He said the downtown development "sweet spot" requires a collaborative approach among boards and residents. As an example, he said development on North Main Street should have a target for commercial and residential development, how infrastructure costs will affect the town's budget, the impact of development on tax rate and parking and traffic issues. Mr. Penney asked about the Finance Committee's stance on the new B4 Gateway Business zone; Mr. Schoonveld said the committee would opine on estimated financial impacts, but does not typically get involved in use issues. Mr. Wilk said the board looks at financial impact and strategy for things like the Fates Oil site. Mr. Feely said there is a risk in changing zoning without continuity, which the Planning Board would be in the best position to judge; he said the Finance Committee could judge the financial impacts. Mr. Burke said the town has to consider things like whether it wants one downtown area or two; he said if it has been determined that downtown is the best place for the highest density, adding density on Chauncy Street could create competing priorities. Mr. Schoonveld suggested having a group discussion after the Strategic Plan Update. Sharon Freidman, Pleasant Street, said there has been a lot of development recently and it is difficult for residents to keep up with who is doing what, where and when. She suggested involving the public at the beginning of projects rather than at the end. She said there have been a lot of development proposals without a lot of discussion about how they would impact the community. Mr. French said when projects come before the board, abutters are notified by certified mail; Mr. McClanahan suggested residents could check the town's website for upcoming meetings. Ms. Ashman- Collins said she understands how residents can become frustrated because there are several boards that make development - related decisions. Mr. Burke said residents can call or come to town hall to review the plans and files for any project. Mr. Schoonveld suggested boards work collaboratively to determine the town's vision for the future and said the Finance Committee will be happy to work with the Planning Board. 7/22/2015 Mr. Wilk suggested that if additional funding for the Strategic Plan Update is needed, it would be worth finding the money so the town can continue working to determine its vision. landscaping, street furniture and other public benefits proposed to get the parking bonus. The plans include details of the street lights, furniture, trash receptacles, lighting plans, engineering plans and this plan overlaid with the town's proposed roadway improvements. Marco Crugnale, Crugnale Properties, explained the exterior will have either hardy plank or vinyl siding with brick along the first course. Mr. French asked those details to be on the plans. Department Head Comments The clerk read a memo from Mr. Alves. Mr. Burke summarized his memorandum covering the draft decision. He said with the proposed road improvements, this project would help jumpstart development in the area and will help leverage the town's MassWorks grant. He said he thinks the town's support of a project like this will help convince the state to support the town's grant request because the two types of projects go hand -in -hand. He said everyone would benefit from the town's traffic plan in the MassWorks grant application, and high- density housing near the train station is exactly the type of development the state is encouraging. Mr. Burke explained the draft decision includes three separate votes: a parking finding based on the public benefits proposed (simple majority); site plan to approve the mixed -use building (simple majority); and a special permit to approve the all - residential building on North Main Street (super majority). Mr. Penney said the Zoning By -Law requires commercial on the first floor. Mr. Burke said the mixed -use building is a by- right, site plan use in the B 1 zone, but the all - residential building is a use allowed by special permit in the B 1. Mr. Penney said the whole first floor of the mixed -use building is not commercial; part is parking. Mr. Burke said the applicant is proposing a new 10' wide sidewalk in front of his building, as well as more landscaping than would typically be seen in a 650' cul -de -sac, as well as street furniture and lighting, which will illuminate the sidewalk the length of Mansfield Avenue along this site. The applicant will also reconstruct Crocker Street along the site and there will be a significant public benefit with the additional parking. Mr. Penney asked the additional value of the public benefits; Mr. Burke said it is probably around $200 - $300,000. Mr. Burke noted Crocker Street will not be a full -depth reconstruction. Mr. Crugnale said he understands the concerns about retail space, but noted he is replacing around 2,000 square feet of existing retail with 7,000 square feet of retail. He said if the market changes enough that it would make it worth putting retail in the other building, he would do that. 4 7/22/2015 Mr. Penney asked if approving this application without retail in both buildings would harm the town's application for a MassWorks grant. Mr. Burke said he doesn't think it would. Mr. Ross said he has discussed development with representatives from the Department of Economic Development and the Department of Transportation, which are both pushing for housing. He said if the market study showed that is the appropriate use, the town should trust the market. Mr. Penney said he thinks the demand for commercial will follow the residential development. He suggested the developer not tie himself to residential on the first floor; Mr. Crugnale said he would consider that if the market turns. Mr. Penney said he has been concerned about eroding the town's commercial tax base. Public Comment Sharon Freidman, 29 Pleasant Street, said it appears all of the new housing is high density apartments conducive to families with none or one child, and it appears most new construction is four stories tall; she said she is concerned that is changing the face of the community. She said this would dramatically change the character of the existing neighborhoods. She said there is no front setback and only 6% open space in this project, and the building would basically sit on the sidewalk, which she said would be very different from the existing neighborhood. She suggested the board consider increasing the setbacks and adding green space. She said the concentration of high density development will become a negative thing for the town and is concerned about multi -story buildings being built next to single - family houses. William Clemmey, 55 Fowler Street, asked if a peer review was done for the traffic study; Mr. Burke said the board did not request a peer review because it was comfortable with the study. Mr. Clemmey said this project would increase traffic for the detail officer his company pays for. Mr. Clemmey asked if the board got an opinion from town counsel or the building inspector on the format of the decision. Mr. French said the board relies on Mr. Burke to prepare its decisions and guide the board on the proper way to vote these issues. Mr. Clemmey said asked if there is a detailed list of the contributions that will be made to the north end by this developer, the town and the state. He said in 2003, he brought a benefits package to the board for Erin's Centre. He said this development is part of a larger project that will impact the north end of town and the residents should understand what all of the contributions will be. Mr. Burke said the estimated value of the benefits will be $200 4300,000. Ms. Ashman- Collins said there is a detailed list of what the developer will be providing. Mr. Crugnale said the $200 - $300,000 estimate may be a low number by the time he is done. Mr. Clemmey said the residents should understand the bottom line costs and contributions. Mr. Clemmey asked the board to consider reviewing the TOD density and take into consideration what has been proposed here. Mr. French said that is reasonable to consider. Mr. Clemmey said the board thought high density in TOD didn't make sense and asked the members to consider that. He said he doesn't think anyone would propose a TOD project on this property under the existing TOD guidelines. Mr. French said he thinks getting the second access to TOD 7/22/2015 would help Town Meeting reconsider higher density; Mr. Penney said zoning evolves over time and can be reconsidered later. Mr. Cleary asked about a condition to prevent the developer from renting the on -site parking spaces to commuters; Mr. Burke said the site has to have enough parking available to conform to zoning. He said the requisite number of parking spaces have to be available, regardless of whether the residents all have cars. Ms. Ashman - Collins said the rules that apply to any multi- family development would apply to this one; they all have to comply with zoning. Mr. Cleary asked about the affordable units; Mr. Burke said Mr. Crugnale plans to build the affordable units on site. Motion: To close the public hearing (McClanahan - Ashman- Collins) All in favor. PASSES Mr. LeBlanc asked if this would be seen as the end of the commercial portion of North Main Street and cut off future commercial development in the north end of town. Mr. Burke said he thinks this is an opportunity and it would be a mistake to lose the opportunity because of the lack of commercial space in the second building. He said he thinks the real opportunity is in the building facing the North Common and the train station, with the views for commuters. He said the North Main Street building will face the new DiGiovanni building, and the Geno's block will likely be redeveloped, which will result in a nice - looking corner. Mr. LeBlanc asked if that redevelopment were proposed as all residential, how would it differ from this proposal? Ms. Ashman- Collins said this project is adding net commercial space. Mr. Feck said he was concerned about the idea that if there isn't enough demand for retail in the area, how would the board be able to deny firture projects without a commercial component? Ms. Ashman- Collins said she thinks as soon as this is built, market conditions in the area will change and the demand for commercial space will increase. Mr. Feck said the commercial portion of the overall project is 7 %. Mr. Burke said he thinks it would do more harm to the neighborhood to force the developer to build commercial space he knows cannot be filled. He said if the market changes to the point where the developer can make more money with commercial than residential, he would convert the first floor to commercial units. Mr. Penney said he thinks this location is a prime location; Mr. Burke said he thinks the building facing the train station is the prime location for commercial use. Mr. French said he likes the fact that this is one project and a cohesive development, rather than individual developments on each parcel. Mr. McClanahan said the applicant has stated his willingness to change the first floor to retail if the market changes enough to make that worthwhile. Ms. Ashman- Collins said she sees this project as a win for economic development, partly because it is a net increase in retail over the existing businesses. She said it would also encourage the next developers to include retail in their projects. 6 7/22/2015 Mr. Feck said this is a special permit, which the board has to decide is more beneficial to the town than a by -right use. Ms. Ashman- Collins said the benefit would be the positive impact of this building in this location. Mr. LeBlanc said this is a beautiful project, but said he is concerned about other parcels being redeveloped without commercial space, which would be a detriment. Ms. Ashman- Collins said she has not supported some residential -only developments, but supports this because it has a net increase in commercial space. Mr. Burke said every project is unique and each proposal must be dealt with on its own merits. Ms. Ashman- Collins said 7,000 square feet of "Class A" commercial space will be a big improvement over what is there today. Parking Finding Motion: To find the applicant has satisfied the requirements of Section 5.10.11, North Main Street Business Overlay District, of the Mansfield Zoning By -Law. The applicant seeks a finding from the Planning Board to allow seven (7) on- street parking spaces by incorporating downtown design standards, community benefits, amenities and incentives to meet the standards of that section. The board finds the applicant has provided a sidewalk layout at a width of ten feet (10') or more, street light fixtures, street benches, sidewalk waste receptacles and bicycle racks that will match the design of those used on the North Common; street landscaping, including street trees, along Crocker Street and Mansfield Avenue. Incorporated into and attached to this Finding are the May 7, 2015 memorandum from Richard Peterson, Annino, Inc. and the detail memorandum dated May 6, 2015 from Mr. Peterson, including detail sheets and elevations. (Cleary - McClanahan) All in favor. PASSES Site Plan Motion: To approve the Site Plan application under Sections 5.3, Site Plan Approval and 3.7.2, Mixed Business/Residential Use, of the Mansfield Zoning By -Law relative to the application of Marco Crugnale, Crugnale Properties, for the construction of one (1) four - story, mixed - businesshesidential use building with 39 residential units and 7,002 square feet of retail on an approximately 59,852 square foot parcel located at 1 Mansfield Avenue /16 Crocker Street/374- 376 North Main Street/394 North Main Street/408 North Main Street (Assessor's Plat No. 22, Lots 302, 303, 304, 305, 306, 307 and 401) in the Business 1 (B1) zone as shown on Sheets CS, 1, SP1.1, SP1.2, SP1.3, SPIA, D1.1, D1.2 of "Proposed North Common Project, North Main Street, Mansfield, Massachusetts" dated March 3, 2015 and revised May 6, 2015, June 3, 2015 and June 10, 2015, prepared by Prime Engineering; Sheets SK- 1 -SK19 of "Schematic Design" plans dated March 5, 2015 and revised July 15, 2015, prepared by Annino Incorporated; including the building materials as represented by the applicant at the July 22, 2015 public hearing and written on the plans; and Undated color rendering with the following conditions: 1. Any and all department head comments must be completely addressed prior to the issuance of a building permit[s] ; 2. Prior to the issuance of any building permit and/or the sale or rental of any unit in the building, the requirements of the inclusionary housing by -law, Section 6.0 of the Zoning By -Law must be complied with; 3. The applicant shall provide a total of six (6) units of affordable rental housing that meet the 7 7/22/2015 Commonwealth's requirements for inclusion on the Town's list of Chapter 40B affordable units as approved by the Commonwealth; 4. The affordable units shall be distributed equally among each floor of the building; 5. Proof of deed restriction, tenant outreach and selection process, and lottery process shall be filed with the Planning Department; (Cleary - McClanahan) All in favor. PASSES Special Permit Motion: To approve the Special Permit application pursuant to Sections 5.5, Special Permit and 3.3.4, Multiple Residence, of the Mansfield Zoning By -Law relative to the application of Marco Crugnale, Crugnale Properties, for the construction of one (1) four -story building with 42 residential units on an approximately 59,852 square foot parcel located at 1 Mansfield Avenue /16 Crocker Street/374 -376 North Main Street/394 North Main Street/408 North Main Street (Assessor's Plat No. 22, Lots 302, 303, 304, 305, 306, 307 and 401) in the Business I (B1) zone with the following conditions: 1. Prior to the issuance of any building permit and/or the sale or rental of any unit in the building, the requirements of the inclusionary housing by -law, Section 6.0 of the Zoning By -Law (copy attached), must be complied with; 2. The applicant shall provide a total of seven (7) units of affordable rental housing that meet the Commonwealth's requirements for inclusion on the Town's list of Chapter 40B affordable units as approved by the Commonwealth; 3. The affordable units shall be distributed equally among each floor of the building; 4. Proof of deed restriction, tenant outreach and selection process, and lottery process shall be filed with the Planning Department; 5. Sheets CS. 1, SPl.I, SP 1.2, SP 1.3, SP 1.4, D1.1, D1.2 of "Proposed North Common Project, North Main Street, Mansfield, Massachusetts" dated March 3, 2015 and revised May 6, 2015, June 3, 2015, June 10, 2015 and July 15, 2015, prepared by Prime Engineering; Sheets SK- 1- SKI 9 of "Schematic Design" plans dated March 5, 2015 and revised July 15, 2015, prepared by Annino Incorporated; and Undated color rendering are incorporated into this special permit decision by reference and shall be recorded with the special permit decision; 6. All above - referenced department head comments shall be satisfactorily addressed within the 20 -day appeal period; 7. Any changes to the plans shall be made within the 20 -day appeal period; 8. This special permit for the construction of one (1) four -story building with 42 residential units on an approximately 59,852 square foot parcel located at I Mansfield Avenue /16 Crocker Street/374 -376 North Main Street/394 North Main Street/408 North Main Street (Assessor's Plat No. 22, Lots 302, 303, 304, 305, 306, 307 and 401) in the Business I (B1) zone is issued to the applicant, Marco Crugnale, Crugnale Properties, LLC; 9. All traffic improvements and mitigation shall be done by the applicant, his agents or assigns in accordance with the recommendations made in the "Traffic Impact Assessment," North Common, North Main Street, Mansfield, MA" prepared for Crugnale Properties, LLC, Mansfield, MA by Vanasse, Associates, Inc., dated May 2015; 10. All traffic improvements and mitigation shall be coordinated by the applicant through the Department of Public Works, Lee Azinheira, DPW Director and Mark Cook, DPW 7/22/2015 Highway Operations Manager; 11. The applicant shall make provision for full snow removal from this site, as there is no place for on -site snow storage. The applicant shall be prohibited from plowing or shoveling snow onto public ways or sidewalks; 12. All HVAC equipment will be installed on the roof and be appropriately screened from view; 13. The ten -yard dumpster on site shall be emptied three times each week, or more if necessary, by a private hauler. This condition may be revisited should a restaurant tenant(s) require a larger dumpster and /or require the dumpster to be emptied more frequently; 14. There shall be no on- street deliveries for the retail /commercial tenant(s) located on Crocker Street. All deliveries should use the appropriate loading space located in the private parking area at the rear of the building; 15. The applicant shall submit a written Operations and Maintenance Plan for the subsurface drainage system during the 20 -day appeal period; 16. If the applicant seeks any variances from the Zoning Board of Appeals, and should relief be granted, the applicant must return to the Planning Board for review, which may include a public hearing to revise or reissue this special permit; 17. Hours of operation for demolition, construction deliveries, site work and construction shall be limited to 7:00 a.m, to 4:00 p.m. Monday through Friday and 8:00 a.m. to 4:00 p.m. on Saturday. No work shall be done on Sunday. These restricted hours of operation shall not apply to interior work. All loaded vehicles shall be suitably covered to prevent dust and contents leaving the vehicle and to protect abutters and other residents, and the public way from material spilled from the load. All public rights -of -way shall be maintained free of all mud, stones or any other conditions that may result in a public safety hazard for vehicles or pedestrians. Sweeping or cleaning must be completed daily or more frequently as deemed necessary during the operation, as directed by the Mansfield Police Chief, The applicant may be required to have a police officer present during any hauling on or off site. The applicant shall consult with the Mansfield Police Chief as to whether or not this may be necessary and to discuss the best hauling routes. Erosion control measures should be installed around catch basins within the public right -of -way; 18. Any significant change to the Property and /or its attendant parking, drainage and/or landscaping shall result in the need for a modification to this special permit. A five percent (5 %) change to any of the above - referenced aspects of this item shall be considered a "significant change" and shall require review by the Planning Board, A less than significant change shall require a new site plan to be submitted and reviewed by the Planning Board and approved by the Building Inspector. 19. Building details should be called out on the plans, including the lower level clad in brick with white Azac trim board, hardy plank siding and asphalt architectural shingles. Both buildings will use the same materials. (Ashman- Collins - Cleary) Feck — Opposed. I have struggled with this decision. I think this is a great project, but there are too many units not to have no commercial component on North Main Street. The improvements are how the project gains additional density, so it is nothing that would not have come forward on other projects proposed for this site. I do not find the benefits outweigh the detriments. 7/22/2015 McClanahan — In favor. The benefits outweigh the detriments in terms of fiscal impacts with taxes and the employment base. The new road layout will help improve the area and the building will be a cornerstone project. The development that will follow will include retail, and I think this developer may decide to put retail in the second building as well. LeBlanc — Opposed. I do not think the benefits outweigh the detriments. Penney — Opposed. I would love to see the area redeveloped, but the limited benefits of the second building do not make the benefits outweigh the detriments. Ashman - Collins — In favor. The increased property value will be a benefit to the town, the project has been designed to enhance the district and will help the town move its goals forward, there will be a benefit to public safety, a substantial investment in public amenities, the proposal is aligned with the Commonwealth's priorities for housing near transportation, will redevelop an underutilized parcel and the net increase in retail will be a benefit. Cleary — In favor. The benefits outweigh the detriments. I agree with the concerns about the lack of retail, but think this is the right project in the right place and will benefit the town. French — In favor. The fiscal benefits outweigh the detriments, this is a unique opportunity for a project in an area that needs it, and the synergy with the town's project would make it a keystone parcel. Four in favor. Three opposed. FAILS 1. June 24, 2015 Minutes Motion: To approve as drafted (Cleary- McClanahan) All in favor. PASSES 2. 12 West Church Street draft special permit Motion: To sign the special permit (Feck- Cleary) Five in favor. McClanahan opposed. Penney, Ashman- Collins abstained. PASSES 3. Meeting notices Attleboro, North Attleboro, Norton, Sharon Stearns Avenue — Mr. Burke explained the ZBA denied a variance to create five lots on this parcel; this application seeks to create two lots, each with adequate frontage Motion: To endorse the Form A (Penney- McClanahan) All in favor. PASSES 719, 713, 701 Elm Street — Mr. Burke explained the plan to reconfigure the lot lines of three existing lots. Each lot will retain adequate frontage, but the rear lot lines will change. Motion: To endorse the Form A (McClanahan - Cleary) All in favor. PASSES 10 7/22/2015 , , publCe Cdn went Mr. Cleary suggested the board consider setbacks in the downtown area, or a "step down" zone between residential and business. Motion: To adjourn at 10:07p.m. (Penney- McClanahan) All in favor. PASSES Next Regular Pla ing Board Meeting: August 12, 2015 at 7:00 p.m. Signature of Clerk Date of Approval 11 7/22/2015