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HomeMy WebLinkAboutmin of planning brd 10/25/2006 ~ RECEIVED . \I. '. .i"\ r-pl,.( C. GCr'. \r'~. , I. i, Cl\.{"\~; ,\ \oj I.. Planning Board Minutes October 25, 2006 06 NOV I 4 AM 10: 21 Present: To~ French, Chainnan; Fred Annstrong, Clerk; Ken Torman, Doug ~IElO John DeMassl HAS~ACHUSE.T1S Altemate(s): Michael McClanahan, Stan Feck .. Shaun P. Burke, Director of Plannin and Develo ment (' 1. Minutes September 13,2006 Motion: To approve as submitted (Armstrong-Torman) All in favor. PASSES Mr. DeMassi said he was concerned about the earth removal operation at School Street. He said both the main entrance and the' proposed secondary entrance were being used as truck entrances over the weekend, and said he witnessed a truck turning left through a red light at the School Street/Route 140 intersection. He noted later that day that the trucks going to the Highway Garage are making a mess, and the street should be kept clean. Mr. Burke said the Building Inspector called the town sweeper in on Saturday afternoon to clean the street. He said the Building Inspector met with the Mansfield Crossing site manager, Butch Fuller, early this week, who said the secondary access was being used over the weekend because it was so wet. Mr. Burke said Mr. Fuller told him they wouldn't be using that entrance any longer; if they have to, they will let the town know in f' advance. Mr. Burke said the earth removal/fill process would take another four weeks; he said they want to have the foundation for LL Bean in the ground by the middle of November. Dr. Torman said Mr. Masiello had told the board he hoped to have the site complete in 18 months; Mr. Burke said the developer hoped to have Kohl's and many other stores open by Columbus Day 2007. [Mr. Annino arrived at this time] Mr. French noted that in the absence of Mr. Holmes and Mr. Jenkins, Mr. Feck and Mr. McClanahan will participate in this hearing. Mr. Botti introduced Bob Rego, Prime Engineering and Ralph Coppola, Main Street Architec~. Mr. Botti said Sweet & Crafty has been in business for 25 years and has been an active part of the community. Mr. Botti thanked the board, Mr. Burke and Mr. Riccio for their assistance and input since the last meeting. Mr. Botti explained the front windows of the ice cream area have been enlarged, with awnings that will wrap around Fulton and North Main Street. There is a red brick patio on the comer to tie into the red brick, colonial look of the buildings. The residential units have usable balconies. The roof is now mansard-style. Uniform lighting has been added r- Planning Board 1 10/26/2006 along the front of the ice cream parlor, around the side to the residential entrance, and along the patio. Accent lighting on both streets and shutters have been added, as well as interior roof drains. The foyer has been recessed, so the residential areas can be accessed from a prote~ted area. The size of the lobby has been increased by pushing it into the first floor of the building. The width of sidewalk has been increased on the Fulton Street side. r) Mr. Botti said he has met with the Light Department about access from the street rather than a pad mounted transformer, although they have left space for a transformer in the future. Mr. Botti said he has met with the Fire Department and the Town Engineer. Mr. Botti explained the tandem parking has been eliminated. Mr. Coppola said the windows have been boxed out to break up the f~e. The service window has been placed in a small alcove, so customers will be under cover. Mr. Burke asked about the overhang on the face of the building on the North Main Street side. Mr. Coppola said the overhang is at the property line. Mr. Burke asked if there is a way to divert snow from falling on the public way; Mr. Coppola said there could be a gutter system installed to collect that runoff. Mr. McClanahan asked to see a view of the roof from the top; Mr. Coppola drew the board a sketch. Mr. McClanahan said it appears the overhang will come out over the sidewalk. Mr. Annino suggested snow guards be installed on the roof. Mr. Coppola said they could do that. Mr. McClanahan asked where the internal drains would go; Mr. Rego said they would go () into the basement and be piped to their subsurface drainage system. Mr. Rego said there will be two roof drains, both of which were included in the drainage calculations. Mr. Coppola said there will be a cleanout in the basement before the water leaves. Department Head Comments The clerk read comments from the Fire and Electric Departments indicating both departments are satisfied. The clerk read a memo from Mr. Sullivan with a number of additional comments. Public Comment Board Comment Mr. Feck asked the building height. Mr. Coppola said the roofheight is 44'6" to the flat roof, with another three feet for the parapet. Mr. Burke said the maximum building height is 45 feet. Mr. Botti said he has discussed that with Mr. Riccio, who said the parapet would be acceptable, since the functional part of the roof is under 45'. Mr. Burke said the deck line must be no higher than 45'; Mr. Coppola said the deck line is at 44'6". Mr. McClanahan asked about height of groundwater; Mr. Rego said it is 10 feet at the base of the hole. () Planning Board 2 10/2612006 Dr. Torman questioned the plans showing the largest employee shift being one person. r Mr. Botti said that is an average, although there are times when there is more than one employee. He said most of his employees are teenagers who either walk or are driven to work, and noted there are other parking alternatives downtown. Mr. DeMassi said the Zoning By-Law requires parking sufficient for the largest shift. Mr. Botti said one is his average shift; Dr. Torman said the by-law requires parking for the largest, not average, shift. Mr. Botti said the new plan shows no interior seating. Mr. Annino said the permit could prohibit interior tables and chairs, but said outdoor seating should be encouraged. Mr. Feck asked if the board could grant a waiver from the employee parking; Mr. French said a variance would be needed. Mr. Burke noted Mr. Sullivan's comment about the loading space - he said the board could make a finding that one is not needed. Mr. Botti said they currently do not have a loading space. Dr. Torman said he is concerned about setting a precedent. Mr. Annino said there are always going to be issues downtown because the lots are so small. Mr. Rego said there is no seating inside the proposed building, so by the letter of the by- law, there is no need for parking. Mr. Feck asked why this wouldn't be grandfathered as a pre-existing, non-conforming use; Mr. Burke said it is because the building is coming down. Mr. DeMassi said the board has to consider whether the project meets the Zoning r By-Law, and the Zoning Board of Appeals has to consider whether the project warrants a variance. Mr. French said he is concerned this may be too dense for one site; he said there are six residential units and one retail unit on a site that currently contains one retail unit. He said he is concerned about the awnings hanging over the sidewalk, but said he likes the take-out window and the patio. He asked if removing residential units would make the plan work better. Mr. Botti said that wouldn't change the footprint of the building. Mr. French said that would free up parking space. Mr. Botti said the project wouldn't work financially with fewer units. Mr. DeMassi asked about the open space; Mr. Burke said there is none required in this zone. Mr. McClanahan said he appreciates this has been a long-time downtown business, but said the board has to work within the requirements of the Zoning By-Law. Mr. Annino said he understands the developer's constraints because of the size of the lot and the cost of land. ~ Mr. Feck said he thinks a downtown area should be crowded, and noted there are places to park downtown that don't get used. He said if people want to go to a downtown business, he thinks they will find a place to park and walk Planning Board 3 10/26/2006 Mr. DeMassi said the applicant should apply for a variance. Mr. Armstrong suggested getting an opinion from the Building Inspector. Mr. Botti said he has spoken with Mr. ()l... Riccio, who said he will approve the building. Dr. Torman said he is very concerned about the board setting a precedent. Mr. Rego said that is why he offered the zero seating option. Mr. Armstrong said he isn't as concerned about the parking as about the size of the building. He said the building is large for the site and will change the character of that end of town. He said most of the other buildings in the area are three stories, not four. Mr. Annino said it would help the board to see elevations of the surrounding buildings. Mr. McClanahan noted Wallpaper City is four stories. Mr. Armstrong said the changes made to the plan help it fit in better, but he is still concerned about the size. Mr. Coppola said the footprint is the same as the Roosevelt; Mr. Armstrong noted that building is in a Bl zone, which allows higher density. Mr. French asked if it would help to make the top floor a mansard roof. Mr. Annino said it would. Mr. Burke asked how that could be done. Mr. Annino said the inside would have to be stepped back a bit. Mr. Burke noted the by-law allows 45 feet heights in both Bl and B2 zones. He said the question is how to make 45 feet fit into the neighborhood without looking out of scale. Mr. Annino said the scale of the shutters is too small. He said he would like to see more detail on the gable ends and suggested the top story be articulated differently. He said the gable ends would be nice with something to break them up, like panels. He suggested the first floor windows should be longer, more lighting should be added near the awnings, and the code for awning hangovers and height should be checked. n Mr. Annino asked how the sign would be lit. Mr. Botti said they would use accent lighting from above. Mr. Annino suggested the awnings be a different colors than the storefront. He suggested adding more glass to the storefront at the north side corner and an awning over the door on the south side. He suggested the columns in back to brick, and said adding glass so customers could see into the production area. Mr. McClanahan asked if the freezer could be relocated to add more glass; Mr. Botti said that area would be storage. He said the production area is set up for the people in line to be able to see. Mr. McClanahan said an additional window would brighten the interior. Mr. Annino asked if the brick patio could be made bigger; Mr. Botti said he thinks it can be increased 1-2 feet. Mr. Armstrong said if the building is going to be four stories, it would help to step back the roof as much as possible. n Planning Board 4 10/26/2006 (' Mr. Feck said there is nothing on the back of the building now, so moving the manufacturing and freezer areas around would open up that side. Mr. Feck noted the handicapped parking space is at the back of the building, which would require a walk to the front to the entrance. Mr. Burke said he likes this plan a lot better than the original one, and there has been good discussion about how to make the building work. He said he understands this is a downtown location, with lot size and parking issues. He said the parking doesn't concern him the way it did on the original plan. Mr. Burke asked what kind of roof would be used; Mr. Coppola said it would be a fiberglass roof shingle. Dr. Torman asked why the handicapped space couldn't be the first space off the street; Mr. Rego said it is a maneuvering issue. Mr. DeMassi asked how the dumpster would be removed when there are cars parked; Mr. Rego said those spaces would be employee spaces, and the dumpster would be roll-out type dumpsters. ~ Motion: To continue the public hearing to December 13, 2006 at 8:00 p.m. (Torman-Armstrong) All in favor. PASSES Mr. French noted that in the absence of Mr. Holmes and Mr. Jenkins, Mr. Feck and Mr. McClanahan will participate in this site plan review. Tony Esposito, Outback Engineering and Eric DeLong, Acorn Manufacturing, John Long general contractor Mr. Esposito explained Phase I of this plan has already come before the board, and that work has been completed. Mr. Esposito explained that Phase II is a 4,852.5 square foot addition, with minimal site changes. He said the detention basin was designed with Phase II in mind. The basin has already been constructed. The drainage calculations have been submitted to Mr. Sullivan and they will be submitting the as-built for the detention basin. Mr. Esposito noted there will be changes to the septic system because it is a little too close to the corner of the addition; if the pipe needs to be relocated, it will be. The layout of the parking lot has not changed; it is gravel and the parking spaces are not striped. There will be pavement added for the handicapped space to make the site ADA ,""-" Planning Board 5 1 0/26/2006 .... compliant. Additional tree clearing will be done, but no more paving will be done because of wetland issues. There is an Order of Conditions from the Conservation Commission. There is an existing pipe under the driveway, which will be rebuilt and leveled to be more of an equalizer. The gravel driveway will be 18 feet to provide a fire lane around the building. n Department Head Comments The clerk read comments from the Police Department and the Board of Health. Mr. Burke said most of the staffwho attended the Building Inspector's site plan meeting did not submit comments because there is minimal work being done under Phase II, and most of the site work was done under Phase I. Board Comments Mr. McClanahan asked about the detention area; Mr. Esposito explained it is a detention pond, with an outlet at the bottom. There will be additional material added to the bottom. Mr. McClanahan asked why the parking area is gravel. Mr. DeLong said it has always been gravel, and paving it now would cause drainage problems. Mr. McClanahan suggested using asphalt rather than concrete for the handicapped parking space because concrete is more likely to freeze. Dr. Torman asked about lighting around the back of the building. Mr. DeLong said there has been lighting added to the back of the building, and the new addition will have exterior lighting. Mr. DeLong said there are existing light poles, which light the whole perimeter of the site. n Dr. Torman asked if there would be additional employees in the addition; Mr. DeLong said there would not be - that space will be used for storage. Mr. DeMassi asked if the detention basin is sized for greater than the Phase II addition. Mr. Esposito said it was originally sized for this addition. Mr. DeMassi asked if it would handle another addition. Mr. Annino asked if the addition will have egress doors or pads. Mr. Long showed the board the egress points. Mr. French said he was concerned about the one at the back that appears to open into the travel lane and suggested doing something to protect that area. Mr. Long said that travel lane is primarily for emergency vehicles. Mr. Feck suggested concrete bollards in the ground to protect the door from being hit by a passing car. Mr. DeLong said the door could be relocated to the front; Mr. Annino said that would be a better idea. Mr. McClanahan said that would probably help with security, as well. Motion: To send the Building Inspector a positive recommendation with the condition that the egress door be relocated or protected with bollards (Annino-McClanahan) All in favor. PASSES r Planning Board 6 10/26/2006 I, r 2. Appaloosa Estates Special Permit to be signed Motion: To sign the special permit (Armstrong-DeMassi) Four in favor. Tonnan, McClanahan, Feck abstained. PASSES 3. Great Woods Office Park Special Permit Extension Decision to be signed Motion: To sign the special permit extension (Armstrong-DeMassi) Six in favor. Annino abstained. PASSES. 4. Autumn Park mylars to be signed Motion: To sign the Autumn Park mylars (Annino-Armstrong) Six in favor. Feck abstained. PASSES Mr. Burke noted there are two street acceptances on the Special Town Meeting warrant; Cobb Street and Jake's Way. There is also a citizens' petition on the warrant to lower the minimum acreage required for a 55 and Over development from six acres to five. Motion: To adjourn at 9:30 p.m. (Torman-DeMassi) All in favor. PASSES Next meeting: Wednesday, November 8,2006 at 7:30 p.m. r J\h\X) I\l~ D I lro~ Date of Approval ' r Planning Board 7 10/26/2006 () n 'n