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HomeMy WebLinkAboutmin of planning brd 09/27/06 r RECEIV I .; Planning Board Minutes ~1 r'L t-RKSEgFF tCE September 27, 2006 . Present: Doug Annino, Acting Chair, Fred Armstrong, ClerkPi.tlCtdr61aB~@f} Jenkins, John DeMassi, Frank Holmes Alternates: Michael McClanahan, Stan Feck ""I~NSFiElD Shaun P. Burke, Director ofPlannin and Develo ment MAS.. ACHUSETTS Motion: To appoint Mr. Annino Acting Chair and Mr. Holmes Acting Clerk Torman-Jenkins All in favor. PASSES r- 1. Autumn Park Special Permit to be signed Motion: To sign the special permit (Torman-DeMassi) Six in favor. Feck abstained. PASSES 2. ZBA application for Finding - 347 Pratt Street The addition to the second floor will not increase the existing non-conforming sideyard. Motion: To send the ZBA a positive recommendation because there will be no additional non-conformity (McClanahan- Torman) All in favor. PASSES 3. Meeting notices - Attleboro [Mr. Armstrong arrived at this time] 4. Memo from Mr. Burke re: TOD Traffic Study Mr. Burke and Gina LaRose are meeting with the Board of Selectmen to discuss downtown design standards. The board members decided to join that meeting and continue the Planning Board meeting at 8:00 p.m. Motion: To ad.ourn until 8:00 .m. eMassi-Armstron The clerk read a request to continue the public hearing until October 25, 2006 Motion: To continue the public hearing until October 25,2006 at 7:30 p.m. Torman-Jenkins All in favor. PASSES Butch Fuller, SR Weiner construction project manager, introduced Tim Tobin, architect Mr. Tobin explained the site plans for Buildings I, F, J and D. Mr. Annino asked that the elevations for Kohl's, which the board has approved, be brought to the next meeting. Mr. Tobin explained Building D, the L-shaped building near the School Street entrance. The elevations incorporate various elements and materials. The base of all the buildings will be a cultured stone with generous storefront glazing and ephus hearty plank. There will be plantings, brick paving and concrete sidewalks along the front of the stores. There will be a clock tower at one end and a similar tower without a clock at the other. r- Planning Board 1 <1/Z1 'ttl2/2006 " a. Trucks going to the site will2Dh take Route 140 North off of Route 495, then head West on School Street to the site. b. Trucks leaving the site will 2DIY go East on School Street, then South on Route 140, then either North or South on Route 495. 3. Advance warning signs shall be installed on School Street. 4. 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. 5. The applicant may be required to have a police detail present during any hauling. Please consult with Police Chief Arthur O'Neill as to whether or not this may be necessary. In addition the applicant should contact Chief Robert Bellavance of the Mansfield Fire Department. 6. A watering truck shall be used on the site from the beginning ofsite work until the completion of the final fill stage. 7. A street sweeper shall be used on the site from the beginning of site work until the completion of the final fill stage. 8. School Street, Route 140 and Route 495 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 Police Chief O'Neill. 9. Material delivered to the site shall be stored and/or graded in a manner as to present no hazard to the public and shall be covered or otherwise stabilized to prevent airborne dust and silt from leaving the site. 10. It is the intent of this Planning Board recommendation that all conditions stated in this letter remain in force until the earth removal process is complete. 11. This recommendation shall not be construed to be a substitute for any and all other permits or approvals that may be required. 12. The Planning Board reserves the right to revisit this issue at a later date in the event of either on-site or off-site problems. (Jenkins-Armstrong) Five in favor. DeMassi opposed. McClanahan, Feck abstained. PASSES ~ ~ The clerk read a request to continue the public hearing until October 11,2006 Motion: To continue the public hearing until October 11,2006 at 9:00 p.m. eMassi-Torman Allin favor. PASSES Leonard Flynn said the Expedited Permitting legislation has passed and said the town will have to vote on whether to accept it. Mr. Burke said the Board of Selectmen have asked for a workshop about this issue. He said the legislation is designed to promote R&D and accessory light manufacturing, and the Mansfield Zoning By-Law allows those uses by right. Therefore, adopting this legislation would slow down the process we a1read have in lace. Mr. Annino said he has been thinking about an annual design award in recognition of ood ro. ects. Motion: To adjourn at 11:00 p.m. (Torman-McClanahan) All in favor. PASSES Next meeting: Wednesday, October 11,2006 at 7:30 p.m. Si:!!:~- t<J/II/O~ Date of Approval -- Planning Board 8 (i/"2-1 ~/2006 r Mr. McClanahan asked what kind of treatments have been used on rooflines at other Weiner projects. Mr. Fuller explained they normally use the same color shingles, but said he likes the idea of something different on the towers. Mr. Annino said metal roofs on the towers would be good. Mr. DeMassi asked if the backs of the buildings around the pond should have signs. Mr. Annino said he thought the backs should disappear as much as possible. Mr. Tobin noted there will be large planters in front of the stores. Mr. Fuller said there will be planters hung from the street lights, as well. Mr. Annino said this plan has come a long way and thanked Mr. Tobin for working with the board. Mr. Burke agreed and said he likes the elevations. Mr. Tobin explained the design for Building J, across the pond. He said Famous Dave's barbeque restaurant, at one end of the building, wants to build their prototype building and wants to come in to the board separately. Mr. Fuller said they have had a lot of discussions with that tenant and have tried to incorporate the elements they use into the rest of the design. Mr. Tobin explained the building's side elevations; the Mattress Giant storefront has been brought around the side. He noted that side of the building will not be seen by shoppers because there is no roadway and it is heavily treed. r- Mr. Tobin noted the end of the building will be Famous Dave's; Dr. Torman noted that is at a crucial point along the roadway. Mr. DeMassi said the board will want to see more glass on that comer. Mr. Jenkins said the front of Building J looks out of proportion because the rooflines don't look quite right. Mr. Annino agreed, saying the rooflines and gables are out of balance. Mr. Tobin said those elements could be changed to balance the height. Mr. Annino suggested widening the elements, and said the gables may all be too similar in size. Mr. Burke said he doesn't have a problem with the gables being different heights, but said the tower in the middle looks out of place. Mr. Fuller said he would have the changes made and send them to the board. The board agreed they could discuss the revisions under Correspondence. Mr. Annino said the back of Building J would have to be changed because it fronts on the pond. Mr. Burke suggested using elements similar to those the board suggested for Building D. Mr. Tobin noted they don't yet know what Famous Dave's will look like; that tenant will take up about the first third of the building. Mr. Fuller said they would work on the longest horizontal portion of that building. r- Mr. Tobin explained the elevations of the building that has the small box stores. He explained he has created false windows to allow the tenants additional display space, but Planning Board 3 ~ ~. . /2006 Mr. Masiello said he will submit a new set of site plans. Mr. DeMassi said the KidZone building looks different; Mr. Masiello said the jog in that ~ building has changed. Mr. DeMassi said the board had discussed that sidewalk and he is concerned there will not be enough sidewalk for safety. Mr. Tobin said there is six feet of sidewalk in front of that store. He noted the area in front of the sidewalk is a parking area, not a travel lane. Mr. Masiello said this space was on the permit like this. Mr. Holmes withdrew his motion. Mr. Holmes asked if there would be wheelstops along the parking spaces at the front of that store. Mr. Tobin said there would be. The clerk read a letter from Walsh Contracting, which will be doing the work. Mr. Masiello explained the material to be removed is the topsoil that cannot be used elsewhere on site. He said the limits of clearing are no more expansive than on the approved plans. Mr. Fuller said they would be removing topsoil to a level of about 16 inches deep, for a total of about 120,000 cubic yards. He said that could vary a bit. Mr. Fuller said they plan to donate about 25,000 yards to the town, with 10,000 yards taken to Plymouth Street and the rest probably to the Highway Garage. Mr. Fuller said he has met with the Town Manager about getting the material to Plymouth Street; he has ~ also spoken with the Police Department about a detail. Mr. DeMassi said there will be soccer games at the Plymouth Street fields and said the material delivery would have to be done very carefully. Mr. Jenkins suggested no deliveries to Plymouth Street after 3 p.m. Mr. Fuller said they have discussed those issues with Mr. Ahem. Mr. Burke said the Police Chiefwas at the meeting with Mr. Fuller and staff, and his concern was that they have a detail. Mr. Burke said the route he has laid out has the trucks using town roads as little as possible. He said he has also spoken with the Fire Department, who was concerned about having a detail. Mr. Burke presented a draft decision, which includes a condition that site work can be done on Saturday, but hauling off site cannot be done. Mr. Walsh said they have a two- month window to get the hauling done before the winter and would like to be able to haul on Saturdays. He said the loam coming out is being replaced by about 300,000 yards of gravel. Mr. Armstrong said he understands the time constraints but he is concerned about the traffic, especially on Saturdays. ~ Planning Board 6 912:1 -JOt2/2006 r Mr. Annino asked for an awning over the big window next to Petco. Mr. Tobin said he thinks that can be done. Mr. Annino said the long elevation to the left of the Sports Authority entrance should have three windows, instead of the two shown. Mr. Masiello said he would talk to the tenant. Mr. DeMassi asked for matching windows on the other side of the entrance. Mr. Annino asked if the same kinds of details the board had discussed on the other buildings would be used on this one. Mr. Tobin said they would be. Mr. Tobin explained the building closest to School Street, which includes LL Bean. He said they are still working with that tenant on design. The Borders store is at the School Street end of that building, and will have outdoor seating. Borders requested to raise the glazing on the store and on the tower, and have requested a sign on the School Street side. Mr. Annino said he likes the additional glass on the front and said he would like to see more around the side. Mr. Tobin said the prototype for LL Bean is a modem-looking building. They have asked for second-story glazing to add light and space to hang canoes. They will not be allowed to display outside the store or on the sidewalk; there will be an additional planting area in that space instead. Mr. Annino said he is concerned about the length of that blank wall. The highest peak of LL Bean is 42 feet. r- Mr. Tobin explained the other end, Chico's, will wrap their storefront around the side of the building. There will be no landscaping at that end because it will be a truck route, and beyond the truck area the site is heavily wooded. Dr. Torman said he likes this building very much. Mr. Burke agreed. Mr. Holmes asked if the upper part ofLL Bean will have lighting other than natural lighting. Mr. Tobin said there likely would be, but it would be subtle. Mr. DeMassi asked if there should be less glass in the tower element at Borders because it is so different from any other store. Mr. Annino said it is better to have more glass. Mr. Tobin will take the board's comments and revise the plans, then submit them to the Planning Department for the board's review. Mr. Annino said in concept, he thought the board is comfortable with the elevations pending the revisions. Motion: To approve the elevations as presented pending the submission of revisions to Mr. Burke for review and distribution to the board. The applicant understands the board may have additional comments on the revised plans and/or may ask for additional revisions or for another meeting (Holmes- Torman) r- Planning Board 5 <.:., l2"1 -J:oI2/2006 those areas will be translucent and lit at night. The false window areas will be 6'x6' and will have awnings over them. He has created second-story window elements on the tower at each end, with a couple in the middle. The roofline varies between about 35-45 " feet. The awning colors reflect the tenant's entrance colors. Mr. Tobin said Petco will be at the end that faces the Kohl's building, and has a tower that wraps around. The other end of the building will have a recessed loading dock. Mr. Fuller said the solid wall along that elevation will conceal any delivery trucks. Mr. Holmes said he is concerned this is a very visible comer in the site. Mr. DeMassi said he didn't remember that being a loading dock during the permitting of this plan. Dr. Torman said he didn't think the loading area will be visible from that entrance. Mr. Fuller explained the loading area will not be visible between the wall and the planting areas. Mr. Burke suggested heavily planting the finger ofland coming from Route 140. Mr. Fuller said they would do that. Mr. Burke suggested planting with evergreens. Mr. Fuller noted that wall is 70 feet long. Mr. DeMassi said there may be a "Right-Out" of the site in the future, and having a loading dock in this location will make that difficult. Mr. Fuller said the building is still being built within the limits allowed in the permit; Mr. DeMassi said he understands that, but said this is a change to the design. Mr. Masiello said the road behind that building will be multi-directional, so that is not a new feature; but the loading dock for the Sports Authority, at the end of the building, has changed. Dr. Torman asked why the loading area was changed. Mr. Fuller said Sports Authority needs two truck wells and this was the compromise. -.., Mr. DeMassi said the two plans are different; one shows the front of the building with one door between Linens & Things and Michael's, but the other plan shows two doors. Mr. Tobin said there will only be one door. He noted that each store will need a secondary means of access. Mr. DeMassi said this elevation doesn't seem to show as much landscaping as other elevations the board has seen. He asked what the emergency doors would look like. Mr. Tobin said they would be painted to match the building and will not be accessible from the outside. Mr. DeMassi said the stores on the left side of this building don't have as much glass as the buildings on the right. He said the windows on the Best Buy f~ade seem too small for the amount of wall that store has. Mr. Jenkins asked if the building signs have to be as big as they are shown, since the shoppers will already be inside the site. Mr. Tobin said the signs are actually already smaller than what would be allowed by zoning. Mr. Annino said scale-wise, the signs won't be too bad. ~ Planning Board 4 411.1 ~006 r Mr. Fuller said there will be a minimum of 30-40 trucks, each with 3-4 runs per day, for about two months. Mr. Masiello said the biggest impact will be on School Street, where there will be a police detail. r Motion: To send the building inspector a positive recommendation on the removal of approximately 120,000 cubic yards of material with the following conditions: I. Work hours, including warm-up and repair of equipment, shall be strictly limited to between 7:00 A.M. and 5:00 P.M. Monday through Friday and between 8:00 A.M. and 4:00 P.M. Saturday. There shall be no work done on Sunday. 2. Trucks going to the site will ~ take Route 140 North off of Route 495, then head West on School Street to the site. 3. Trucks leaving the site will only go East on School Street, then South on Route 140, then either North or South on Route 495. (Exceptions to this are trucks leaving the site to deliver material to the Plymouth Street recreational fields or the Town of Mansfield Highway Garage, described below in conditions 5 and 7.) 4. Should the Town of Mansfield reach agreement with the developers of Mansfield Crossing to accept surplus material from the site for its Plymouth Street recreational fields and/or Highway Garage, the trucks delivering material to town owned land shall be allowed to use alternate routes for these deliveries, described below in conditions 5 and 7. 5. Trucks delivering material to the Plymouth Street recreational fields shall only go West on School Street to Plymouth Street. 6. Any material being delivered to the Plymouth Street recreational fields shall only be delivered when those fields are not in use. 7. Trucks delivering material to the Town of Mansfield Highway Garage shall only go East on School Street, North on Route 140, then East on Route 106 to the site. 8. Advance warning signs shall be installed on School Street. 9. 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. 10. The applicant may be required to have a police detail present during any hauling. Please consult with Police Chief Arthur O'Neill as to whether or not this may be necessary. In addition the applicant should contact Chief Robert Bellavance of the Mansfield Fire Depamnent. II. A watering truck shall be used on the site from the beginning of site work until the completion of the fina1 fill stage. 12. A street sweeper shall be used on the site from the beginning of site work until the completion of the fina1 fill stage. 13. School Street, Route 140 and Route 495 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 Police Chief O'Neill. 14. Stockpiled material shall be stored in a manner as to present no hazard to the public and shall be covered or otherwise stabilized to prevent airborne dust and silt from leaving the site. 15. Surplus material removed shall be limited to the Mansfield: Crossing site on School Street. 16. It is the intent of this Planning Board recommendation that all conditions stated in this letter remain in force until the earth removal process is complete. 17. This recommendation shall not be construed to be a substitute for any and all other permits or approvals that may be required. 18. The Planning Board reserves the right to revisit this issue at a later date in the event of either on-site or off-site problems. ~ In making its recommendation with regard to the delivery of fill to the site, the Planning Board also notes the following: 1. Work hours, including warm-up and repair of equipment, shall be strictly limited to between 7:00 A.M. and 5:00 P.M. Monday through Friday and between 8:00 A.M. and 4:00 P.M. Saturday. There shall be no work done on Sunday. 2. Trucks delivering the approximately 300,000 cubic yards offill to the site shall use the following routes. Planning Board 7 ~ /2006 Mr. Tobin explained the rear of Building D, which faces the pond, has a 4-5 foot stone wall around the base, topped with a stockade fence and planting materials. ~ Mr. DeMassi said he was bothered by the left side of the building being a huge blank wall that does not have the same rooflines as the front. He said the plantings along the back of that building help, but they aren't tall enough. . Mr. Tobin said it is about 21 feet from the finished floor elevation to the top of the roof structure. He said there will be about 8-10 feet of building showing above the trees. Mr. Armstrong asked the type of trees and how high they will grow. Mr. Tobin said there would be a mix of Bradford pears, maples and oaks. They will be about 1 W' caliper and 12-15 feet high when planted. He said SR Weiner takes good care of their plantings. Mr. Fuller said they put shorter-growing, decorative trees along the fronts of the buildings. Taller trees will be used in the parking and pond areas. Mr. Annino noted most of the trees will lose their leaves in the winter. Mr. Jenkins noted the landscape plan shows 2-3 inch caliper trees, and there are a lot more trees shown on the landscape plan than on these renderings. Mr. Annino suggested working on the back elevation of Building D. He suggested different lighting, more verticals and different colors. Mr. Armstrong noted this is a key building and should be worked on. Mr. Tobin said on other projects, they have used columns and colors to suggest vertical piers. Mr.. Annino said the building doesn't have to be dressed up below the fence line, so it would have to be the 8-10 feet that will be above that line. He suggested wrapping the end elements about 20 feet around the side and back of the building. --- Mr. DeMassi said he was most concerned about the back of this building and the one across the other side of the pond, because they will be visible, unlike the backs of the other buildings. Mr. Fuller explained the stone wall and fence will block delivery vehicles and dumpsters along the back of that building. Mr. DeMassi asked about the end of the building that has no windows. Mr. Tobin explained there is a grade drop between that part of the building and the roadway. Mr. Fuller said the tenant at that end has requested some outdoor seating, more glass with a door to the patio, a fence and landscaping. Mr. Annino said the board would like to see more glass at that end, and would like to see outdoor seating. Mr. Holmes asked if it would be possible to make it glass, but not really a window, in case the tenant doesn't want real windows. Mr. Tobin said there is a glass product, but it does not look like a real window. Mr. Fuller said the tenant lined up for that end wants outdoor seating. Mr. Annino asked if the colors of the asphalt shingles could be varied, because the roof is so large. Mr. Tobin explained they plan to use a slate mix and said they could use different colors on different buildings. Mr. Fuller said they could look at different colors on the tower elements. ~ Planning Board 2 '111."1 ~/2006