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HomeMy WebLinkAboutPLANNINGbrd_11182015Planning Board Minutes November 18, 2015 Present: Tom French, Chairman; Don Cleary, Clerk, Beth Ashman- Collins, Michael McClanahan, Ralph Penney, Michael Feck Alternate Joseph Cerretani Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Assistant 1. September 9, 2015 Minutes Mr. Penney asked if the Older Building Reuse by -law should be looked at because of its requirement for a business use even if the building is in a residential zone; Mr. Burke said most of the buildings that would be eligible under that by -law are in business or residential zones, but there are a couple in residential zones. Mr. Penney asked how the special permit for 43 High Street would be enforced; Mr. Burke said the building inspector would enforce it. Motion: To approve as submitted (Ashman- Collins - Cleary) Five in favor. Two abstained. PASSES 2. Public hearing notices — Attleboro, Norton, Plainville 3. The Beacon 4. Dutton Drive Bond Release Request - $12,859.71 Motion: To reduce the balance in the Dutton Drive bond to $44,076.87 (Penney - McClanahan) All in favor. PASSES 5. Set Bond Amount — Forest Heights (Williams Street) Motion: To set the Forest Heights bond amount at $87,036.59 (McClanahan- Penney) All in favor. PASSES 6. November 15, 2015 letter of resignation from Jaynes Ragazzo. Mr. Burke explained Mr. Ragazzo is on the Audit Committee, and cannot be on another board at the same time. 4, eussion of potential zoning Art�eles'•foi 2016= Anuual Town.Meetmg __. Mr. Burke explained the draft potential zoning articles for 2016 Annual Town Meeting. Signs Mr. Burke said the draft includes a prohibition on mobile or trailer - mounted billboard signs. He said the by -law would not apply to vendors or tradespersons with business advertising on their vehicles, or to trailer- mounted signs for things like political campaigns. Mr. Penney said signs have always been an issue in town. Mr. Burke said he has looked at several other town's sign by -laws to get an idea of allowed sign size; he said Mansfield's regulations are more liberal than several of the towns. Mr. Penney said he isn't sure the town can have one sign regulation to fit all situations. Mr. Burke said he doesn't have as big a problem with the size of signs in the industrial park, but wouldn't want to see large signs downtown. Ms. Ashman- Collins suggested Planning Board 11/18/2015 a different size requirement for downtown than for the industrial park. Mr. Burke said several downtown businesses used grant money a few years ago to add new signage, including blade signs, which help with visibility without increasing sign size. Mr. Burke said there are large signs on Route 106 for older businesses like gas stations, and Mansfield has changed a lot since they were built. Mr. Penney said some businesses say they live and die by their signs and asked how important signs really are; he said people who know where a business is don't need the sign. Ms. Ashman - Collins said the signs are helpful to attract new businesses. Mr. Penney asked how the sandwich board signs downtown have worked; Mr. Feck said he has seen a lot of those signs. Mr. McClanahan said a lot of people find businesses and check restaurant menus rising their phones. Mr. Penney asked if the number of sign variances indicates a need to change the by -law. Mr. Burke said national chain businesses have standard signs, and he would rather the town's by- law require them to conform. Mr. Cleary asked if the Planning Board could address sign issues in a special permit in an effort to avoid so many sign variances. Mr. Burke said some towns require sign review during the site plan process; he said the by -law could require sign review by the Planning Board. Mr. Cleary suggested the board require businesses coming before the Planning Board for a special permit or site plan to include their signage plans. Mr. Penney asked about "airblown" signs; Mr. Feck said he thinks that would be the same as a "whirligig" sign and would be prohibited. Mr. Cleary suggested adding specifications for downtown businesses. Mr. Burke said reference to the downtown design guidelines could be added at the beginning of the business zone section. Mr. Burke asked if the board wants to think about reducing the size or number of signs downtown. The board discussed existing signs; consensus was existing downtown signs are not overly large. Mr. Burke said lie thinks the largest signs are along the Copeland Drive corridor. Ms. Ashman- Collins said internal illumination can make signs seem larger than the actual size. Mr. Penney asked about A- frame signs downtown; Mr. Burke said only one permit has been issued, but there are a lot of signs. Mr. Penney asked about allowing A- frame signs in the B4. Mr. Cleary said that type of sign is intended more for pedestrian traffic than vehicular traffic. Mr. Penney asked about flashing window signs; Mr. Burke said flashing signs are not allowed, but the town has not really enforced that with window signs. Residential Compound Roadway Standards Mr. Burke explained the town does not inspect private roads, other than the utility connections. He suggested adopting roadway standards to the Subdivision Regulations rather than the Zoning By -Law. Mr. McClanahan suggested requiring the applicant to have an engineer inspect the road prior to approving the plan, which would also give the homeowners some legal leverage. Mr. Penney suggested private ways be a minimum of 18' wide. Mr. McClanahan suggested requiring sufficient shoulders to ensure trucks can turn around. Mr. Feck said two houses would require a residential compound special permit, but 18' wide road would be too much. Mr. McClanahan said the board can waive that requirement where appropriate. Planning Board 11/18/2015 Business 1 Stepdown Mr. Burke said there are always issues with business and residential uses abutting one another, but said reducing the allowed height for business may be seen as taking value from the landowner. Mr. French suggested using landscaping to buffer abutters; he said when the B4 zone was adopted, it included an increased rear setback. Mr. Penney said his concern is about putting a new commercial building right next to a residential property. Mr. Cleary suggested allowing one story rather than two when a business use abuts a residential uses. Mr. Feck suggested landscaping and /or fencing along the property line. Mr. Burke said the current by -law allows a B I exemption. Mr. Cleary asked if the by -law should also apply to B2 properties. Ms. Ashman - Collin said not having a tall building against the lot line would be a gentler transition between uses. Mr. Penney said the abutters to the West Church Street project were concerned about the height and blank walls with new construction. Mr. Feck said including landscaping requirements would add some protection for abutters; Mr. French said that could also take away buildable space. Mr. Feck said it could be a narrow buffer of fencing and some landscaping. Mr. Penney said the amendment would only apply when business abuts residential; Mr. French said the landscaped buffer strip would have to be a specific width and include fencing. He suggested the buffer be 10' wide with a fence to help with noise and privacy. The board discussed specifying the size and type of plantings and the height of the fence when B 1 or B2 abuts a residential zone. Mr. Feck said CIP has heard all the department presentations except for Schools, which is scheduled for December 8. The committee will wrap up before the end of December. Mr. Feck said one of the biggest issues is roadway maintenance; he said the town has been putting $2 million into the capital plan for maintenance each of the last four years. He noted there will be an emergency repair done to the tower on the North Main Street fire station. Mr. McClanahan asked about the chocolate factory; Mr. Burke said he spoke with Mr. Palmer today about their need to file tomorrow for a December public hearing. Ms. Ashman - Collins said the workshop with Dr. Mullin was great; Mr. Burke said he received a draft report late today and will distribute it. Mr. French said the town has received a MassWorks grant for $2.37 million; Mr. Burke said he will be meeting with MassWorks representatives and engineers next week. He said the Planning Board's approval of the North Common Estates project was a key part of the town's grant application. Mr. Cleary asked if the bridge would be fixed; Mr. Burke said that would have to be a different grant, and there is a debate about who owns which part of the bridge Structure. Mr. McClanahan asked how far the MassWorks road work would go; Mr. Burke said it would not go as far as the underpass. Planning Board 11/18/2015 Mr. Burke said he has spoken with an engineer about a small cluster subdivision on Gilbert Street, and with a landowner about a parcel adjacent to the Gilbert Street land and the possibility of connecting it to other land in North Attleboro. 7.. Adjournment Motion: To adjourn at 9:00 P.M. (McClanahan- ) All in favor. PASSES Next Regular Pla9 ning Board Meeting: g ember 2, 2015 at 7:00 p.m. attire of Clerk Date of ypiov4l 4 Planning Board 11/18/2015