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HomeMy WebLinkAboutmin of planning brd 041107 RECEIVED ( Planning Board Minutes April 11, 2007 07 APR 27 At1 9: 03 Present: Tom French, Chair; Fred Armstrong, Clerk; Ken Torman, John DeMassi, Doug Annino, Mike McClanahan, Stan Feck; Alternate(s): Beth Ashman Colliris'~An~ Jodice; Shaun P. Burke, Director of Planning and Development MASSACHUSETTS 1 (,,~ F~F'(f.<::: eJF"F If~F 1. Minutes March 28, 2007 Motion: To approve as submitted (McClanahan- Torman) Six in favor. French abstained. PASSES 2. Building J elevations - Mansfield Crossing Mr. Burke explained the proposed Famous Dave's BBQ will not be coming to Mansfield Crossing and will be replaced by two retail spaces. The previously approved architecture and colors for that space have been carried to the end of that building. Mr. Burke suggested approving the change rather than having the applicant come back. Dr. Torman asked if the square footage of the building has increased; Mr. Burke said it has not. [Mr. Feck arrived at this time] Motion: To approve the elevations as submitted in the April 2, 2007 elevation plans (Armstrong-Torman) All in favor. PASSES Mr. DeMassi asked if there was a truck dock at the back of building J. Mr. Burke said there is a gated entrance behind the building, but no loading dock. 3. ZBA application for Variance - 2 Prince Street for a garage addition. Mr. McClanahan said the garage could be moved back without the need for a variance. Mr. Armstrong said there is no hardship shown on this application. Motion: To send the ZBA a negative recommendation because there is no hardship shown and the garage could be built without encroaching into the setback (DeMassi-Armstrong) All in favor. PASSES 4. March 29, 2007 letter from SRPEDD re: appointment of Planning Board rep Motion: To reappoint Leonard Flynn as the board's SRPEDD representative (McClanahan-Torman) All in favor. PASSES 5. April 2, 2007 memo re: Section 1.5.11 amendment. Mr. Burke said this amendment would allow 900 square feet and 1/12 stories by right, with more allowed by special permit. Mr. Feck suggested changing it to read a "900 square foot footprint." Mr. Jodice asked how that 1 ~ stories would be measured. Mr. Burke explained how the by-law measures height, so that 1 ~ stories could be 24 feet. Motion: To amend as the article to reference a ''900 square foot footprint" (McClanahan-Feck) All in favor. PASSES .' . 6. Draft of Inclusionary Housmg Reqwrement Process. Mr. Burke asked the board to forward any comments. 7. April 3, 2007 letter from Mansfield Airport Commission re: Nextel Tower, Reservoir Street 8. March 21, 2007 "Determination of No Hazard to Air Navigation" from the Federal Aviation Administration re: Nextel wireless tower, 30 Reservoir Street r r Planning Board 1 4/25/2007 .. 9. March 22, 2007 email from Lou Andrews, Airport Commission re: Mass Aeronautics Commission review of the Nextel wireless tower, 30 Reservoir Street .~ 10. March 3, 2007 letter from Carl Lambrecht, Airport Commission re: Nextel wireless tower, 30 Reservoir Street 11. Nextel special permit (30 Reservoir Street) to be signed Motion: To send a letter to the applicant instructing them that per the Mansfield Airport Commission, they will have to light the tower and for the board to sign the special permit at its April 25, 2007 meeting (McClanahan-Torman) All in favor. PASSES 12. March Building Permit summary 13. Public hearing notices - Norton, Easton Mr. French appointed Ms. Collins to vote on this site plan. Attorney Charlie Mulcahy explained he has met with staff about this project and he believes they have a plan that will fit the area and comply with the Conservation Commission's requirements. Mr. Mulcahy introduced John Parmentier and Christian Farland, Dunn-McKenzie Engineering; Richard Peterson, Annino Associates; co-owner Peter Kuplast; and realtor Ed Tartufo. Mr. Mulcahy said they have been working with the Engineering Department to ensure there will be no post-development runoff onto abutting sites. Mr. Mulcahy said he would}l. be preparing an article for the Special Town Meeting warrant to extinguish existing easements on the site. Mr. Farland explained his firm has been working with this landowner for several years. The original plan included a four-story hotel. The proposal tonight uses the front of the site for a 5,000 square foot restaurant and a 3,200 square foot retail space. The front of the site is 2.3 acres and the back is approximately 7.4 acres. The site slopes toward the bordering vegetated wetland. There is a parking area with access to Chauncy Street. The abutting property has condo office units and the existing pavement area will be shared with this development. Mr. Farland said he has been working with department heads on access, stormwater management and water flow issues. The entrance had been proposed along Chauncy Street, which was very close to the entrance of the abutting property. The new proposal is to increase the entranceway to the abutting property and combine it with this project, which will improve emergency access. The applicant has worked out an easement agreement with the abutting property owners. He said there is an existing 25-foot easement, which will be enlarged. That will also be a drainage and sewer easement. Mr. Farland explained the site has high groundwater and slow permeability, so he is proposing three underground storage areas, designed for the 100-year storm and to prevent post-development runoff from exceeding pre-development runoff. ~ Planning Board 2 4/25/2007 r Mr. Farland explained the Water Department is very concerned with water flow. There is an existing six-inch line on Chauncy Street and a four-inch line on Wood Avenue. The Water Department is concerned about the future and has said if there is to be a hotel, the water line must be looped for adequate fire flow. Mr. Farland said his client is negotiating with the town to donate the back 7.4 acres so it will not be developed. Mr. Farland said they cannot access the existing sewer line using gravity, so they will need a private pump to the existing manhole. An easement on their property has been provided for that. Mr. Farland said the landscaping and lighting meet all town requirements. Mr. Farland said this proposal will improve the site, increase revenue to the town, decrease disturbance to the wetland and improve emergency access. Board Comment Mr. French asked if any variances are needed. Mr. Farland said they do not need variances or waivers. Mr. French asked if parking will be shared or if enough parking is provided onsite for both uses. Mr. Farland said there is adequate parking and it is not to be shared with the abutter. Mr. DeMassi asked if, because the entry is being combined with the abutting property, this applicant would have to provide parking for both sites. Mr. Burke said the office condo parking and the parking for this project each stand alone. r He said there are three existing curb cuts on Route 106 and combining the entrances will improve that situation. Mr. Parmentier said the parking at the office condo is not being changed; the only parking being added is for the new uses. Mr. Farland said they have provided 101 parking spaces where 60 are required. Mr. French asked if there is a curb cut permit from Mass Highway. Mr. Farland said they are getting a permit to increase the existing curb cut. MEP A has not been triggered. Dr. Torman asked if there would be access from this property to Wood Avenue. Mr. Farland said there is an existing access to Wood Avenue, but it is not on their property. That will not be changed. Department Head Comments The clerk read memos from the Fire, Police and Engineering. Mr. Burke said he has met with the applicants several times and his concerns have been addressed. Ms. Collins asked about the stormwater system. Mr. Farland explained it will all be underground and will infiltrate into the ground. Mr. DeMassi asked how emergency vehicles would access the site. Mr. Farland said the entrance has been designed for the ladder truck and there is a fire hydrant near the entrance. Mr. DeMassi said he is concerned a fire truck could not get past the building. r Planning Board 3 4/25/2007 ~ Mr. Burke said the end of the parking lot has a 24-foot wide aisle with parking spaces 19 feet deep, so a fire truck could turn around there. ~ Mr. DeMassi asked about flooding at that intersection in the past. Mr. Farland said they are the low spot in the area and they have worked with Engineering to address the issue. He said one of the existing pipes is clogged and will be cleaned. They are proposing to remove an existing catch basin and add a new one on their property. Mr. DeMassi asked why the water main wouldn't be looped. Mr. Farland said the development of the front of this parcel doesn't need a looped main; if the back piece were to be developed, a looped main would be needed. Mr. Burke said when the hotel was proposed for this site, the looped main would have been required, especially for fire flow. Without the hotel, the public safety and potable water issues go away Mr. Mulcahy presented a letter indicating the developer will be donating the back 7.4 acres of this parcel to the town. Mr. Peterson, Annino Associates, explained the restaurant elevations, which include an outdoor brick dining terrace, and explained the landscaping plan. Mr. Burke asked if the restaurant is two floors. Mr. Peterson explained there is a full first floor and a partial second level. Mr. Burke asked what the second floor would be for. Mr. Kuplast said it would be a function room. Mr. McClanahan asked about second floor seating; Mr. Kuplast said it will have 65 seats. Mr. Burke asked if the second floor deck will be open. Mr. Kuplast said it would be. Mr. Peterson said total seating is 220. J Mr. DeMassi asked how the parking has been calculated. Mr. Farland explained the parking table requires one seat per four seats for the restaurant and the office requires one space per 200 square feet. Ms. Collins asked about the outdoor seating being oriented toward the highest traffic side. Mr. Farland said the second level is stepped back from the street. Mr. DeMassi asked about the design. Mr. Kuplast said he wanted a lot of glass and light. Mr. DeMassi asked what the sloped roof is made of; Mr. Peterson said that will be metal. Mr. Burke said the outdoor patio is adjacent to the travel lane and parking lot and asked for that space to be better defined. Mr. Farland said a wrought iron fence has been added to the plan in that area. Public Comment Mr. DeMassi asked about the second building; Mr. Burke said it is marked as retail but they do not have a tenant at this time. Motion: To send the Building Inspector a positive recommendation as drafted (peck-Armstrong) All in favor. PASSES ~ Planning Board 4 4/25/2007 (' Gary Hendren asked the board's position on lot size for 55 and over housing in the R2 zone. Mr. Burke explained the board did not reach consensus on changing the lot size. Mr. Hendren said they are looking for direction from the board about the site at the corner of School Street and Willow Street. The site is 5.4 acres; 6 acres are currently required for a 55 and over project Mr. Burke explained the board discussed this issue a number of times and did not reach consensus; he said everyone on the board had a different idea. Mr. Cooney asked if the board would support five acres. Mr. Armstrong said the board had discussed a sliding scale regarding the lot size and density ratios. Mr. Hendren said his proposal is for eight units per acre rather than 10. Dr. Torman said if done properly, a 55 and over development is a good housing type for Mansfield because there are no children. Mr. McClanahan said he wouldn't support less than five acres. ~ Mr. French asked what Mr. Cooney's options are. Mr. Burke said there will be a Special Town Meeting within the Annual; it is too late to get on the Annual warrant. The Special Town Meeting warrant closes on April 18. He asked if it has been two years since the application has been before the ZBA; Mr. Hendren said he didn't believe it has been. Mr. Burke said if it has not been two years, the applicant can file a repetitive petition and return to the ZBA. He explained the Planning Board has to hear the application before the applicant can go back to the ZBA. Mr. Cooney said he is working on getting signatures for the Special Town Meeting warrant and asked if the board would support his proposal. Mr. Hendren said the proposal for this site is 34 units. Mr. DeMassi noted a change at Town Meeting would not affect only this parcel. Mr. Burke said if this comes in as a citizens' petition for a five-acre lot size, a sliding scale could not be added later because it would be outside the advertised public hearing. Mr. DeMassi said his concern about this change is that it would not affect only this parcel. He said he is not inclined to go below five acres without reducing the number of units; he said he would rather have fewer units per acre as acreage is reduced. Mr. DeMassi noted this would still be a special permit process. Mr. French said he is concerned that if the board supports five acres, the by-law still allows 10 units per acre. The board discussed eight units per acre on five-acre sites. r- Planning Board 5 4/25/2007 Mr. Jodice said it is a question of proportion. Mr. Armstrong said the density should probably have been reduced when the acreage was reduced last year. ..", The board discussed five acres with eight units per acre. If Mr. Cooney decides to submit a citizens' petition to do that, he would have to get his petition re-signed. Dr. Torman asked about the signs on South Main Street. Mr. Burke said one is a For Sale sign, which is allowed. The other is a McDonald's sign and is within the state layout, so the town cannot regulate it. He said a complaint would have to go to the state. Mr. French asked about the landscaping at Erin's Centre. Mr. Burke said he has been told the landowner and contractor are in federal court. Mr. Jodice asked about the roadwork on School Street. Mr. Burke said the trenches are temporary; Mass Highway is due to render a decision as to whether flowable fill will be required there. Mr. French asked if the town has heard from Mass Highway about the Route 140 entrance to Mansfield Crossing; Mr. Burke said it has not. Mr. DeMassi said the SR Weiner website shows some different things than what were permitted by the Planning Board, including a drive-up at Starbuck's. Mr. Burke said there are no drive-ups allowed under the special permit, so that would require a modification. Mr. Burke recommended the amendment to the affordable housing by-law be withdrawn. He said the amendment was intended simply to clarify the by-law, and it is not worth fighting about at Town Meeting. Mr. DeMassi asked who manages the money in the affordable housing trust fund; Mr. Burke said the Mansfield Housing Corporation has the authority to spend that money. Motion: To withdraw the article (Article 38) (McClanahan-DeMassi) All in favor. PASSES J I Mr. Burke said he is organizing a staff meeting about the emergency pull boxes at Mansfield Crossing. Mr. French asked what is happening with the parcels across School Street from Mansfield Crossing. Mr. Burke said there has been a special permit application filed for a bank and retail parcel across the street, which the board will see in May. Motion: To adjourn at 10:00 p.m. (Torman-Feck) All in favor. PASSES ednesday, April 25, 2007 at 7:30 p.m. 2.-\ O? Date of Approval ~ Planning Board 6 4/25/2007