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HomeMy WebLinkAboutPLANNINGbrd_10192016Planning Board Minutes October 19, 2016 Present: Michael McClanahan, Acting Chairman; Don Cleary, Clerk; Beth Ashman -Collins, Ralph Penney Alternates Joe Cerretani and Sharon Friedman Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Assistant Motion: To appoint Mr. McClanahan Acting Chair (Cleary-Cerretani) All in favor. PASSES 1. Minutes September 28, 2016 Mr. Penney asked if the sidewalk improvements to School Street will be done in conjunction with the Willowdale sidewalks; Mr. Burke said the town and the developer will work together to do both sidewalks in the spring. Motion: To approve as submitted (Penney-Cerretani) Mr. McClanahan said he has heard the Chocolate Factory developers hope to have their finances set by the end of this year. Four in favor. McClanahan abstained. PASSES 2. Minutes October 5, 2016 Mr. McClanahan was not at the meeting. Motion: To appoint Ms. Ashman -Collins to the Downtown Committee (Cleary-Cerretani) All in favor. PASSES Motion: To approve the October 5, 2016 minutes as amended (Cleary-Cerretani) Four in favor. McClanahan abstained. PASSES 3. Subdivision Bond Willowdale (Marie Road Phase) $231,503.26 / Form J Release from Covenant — Lots 6-15 Willowdale (Marie Road Phase) Motion: To sign the -Form J release for Lots 6-15, Marie Road, from covenant (Cleary -Ashman -Collins) All in favor. PASSES 4. Public Hearing notices — Attleboro, Easton, North Attleboro, Plainville 5. The Beacon 6. October 18, 2016 letter from Marco Crugnale re: I Mansfield Avenue — increase in square footage to Building B. Mr. Burke explained the first floor has a mechanical and fire room, but the framers mistakenly framed that space all the way to the top of the building rather than only on the first floor. He said the result has been 72 additional square feet on each floor, which would add a small amount of space to the kitchens. Mr. Burke said the structure looks odd now, but will improve when the windows are installed. Mr. Cleary said he would rather have that extra space go to the top than be only on the first floor. Mr. Burke said it is well under the 5% change that would trigger the need for a new special permit. Planning Board October 19, 2016 Mr. McClanahan asked about the parking lot lighting; Mr. Burke said he met with Tony Crugnale this week. They will be adding one more lightpost at the back to eliminate the dark spot at the back of the parking lot and adding lights to the cantilevered part of the building. They plan to rearrange the streetlights on Mansfield Avenue to close the lighting gaps, add double -headed fixtures and add single -headed fixtures at the crosswalks. Mr. McClanahan said he would like to see a revised lighting plan. Motion: To allow the increased square footage at I Mansfield Avenue, Building B, as described in Mr. Crugnale's October 18, 2016 letter as a minor modification (Ashman-Collins-Cerretani) All in favor. PASSES 3 . Farm A ���'�Tl�j'Plan� , , ;- Stanley Feck, Christian & Feck Development Corp. and Craig Cygawnoski, RIM Engineering Mr. Cygawnoski explained the preliminary plan for 12 lots on Old Elm Street behind the existing house at 177 Old Elm Street; plans for both a traditional subdivision and a cluster development were submitted. The site is surrounded by Town of Mansfield and Natural Resources Trust land and has most of its upland at the rear. The wetlands have been flagged, but have not been approved by the Conservation Commission at this time. Mr. Cygawnoski explained the landowner wants to keep his house where it is. Mr. Cygawnoski explained the requested waivers, including intersection radius, right-of-way width, pavement width, maximum length of a dead-end street, sidewalks, curbing and buffering. Mr. Penney asked if the Planning Board has granted a waiver for a roadway as long as the one proposed, 1,3 8 8 feet; Mr. Burke said the board has granted only one roadway length waiver on Bay Brook Farm in the 1980s to avoid two wetland crossings. Mr. Feck said there are no existing sidewalks in the area to connect to. Mr. McClanahan asked about a residential compound with six lots; Mr. Feck said that would result in about the same amount of disturbance to the land. Mr. Feck said the site is not in a well protection district, a flood zone or a Natural Heritage area. Mr. Penney asked how much land the town owns around this site; Mr. Cygawnoski said NRT owns a buffer between this site and Buckskin Drive; the Town of Mansfield and Conservation Commission own land on the other surrounding parcels. Mr. Feck said the -parcel was taken out of "forestry" classification a few years ago, the Town was given the right of first refusal and Town Meeting voted not to purchase it. He said a wetland plan had to be filed each time the land was forested. Planning Board October 19, 2016 Mr. Cygawnoski said the conventional subdivision layout would have two entrances, which would result in more wetland disturbance. He said he could get one more lot with the traditional subdivision than with the cluster. Mr. Feck said the conventional subdivision would require more wetland crossings and filling; he said the Conservation Commission would likely not approve that. He said with over 5,000 square feet of wetland filling proposed, MEPA determines what kind of filing has to be done and involves other agencies. He said he would like to limit the paved roadway width to avoid more wetland filling than necessary. Mr. Feck said the cul-de-sac island would be left in its natural state, and he is hoping to use natural drainage. Mr. Feck said he would like the board's opinion on the number of lots, roadway length and pavement width. Mr. Feck said the utility waiver would be to install above -ground utilities at the beginning of road, to get beyond the wetlands. Mr. Feck said he would like to file a Notice of Intent with the Conservation Commission, but the road style the plan gets filed with will determine what type of filing will be required. Mr. Penney said DPW recommends requiring vertical curbing. Mr. Cleary said the radii and cul- de-sac would have to use vertical granite, even if the road has no curbing. Mr. Cygawnoski said the cul-de-sac has a 160 -foot radius. Mr. McClanahan said a residential compound would allow six lot and be a private driveway, which he said could be longer than 650 feet. Mr. Feck said six lots would not maximize the land. He said he thinks his plan can meet the Planning Board's regulations, but may have a problem with the Conservation Commission's regulations. Correspondence The clerk read memos from Mr. Burke, Conservation, Fire, Water and Engineering The clerk read an October 11, 2016 letter from Mr. Feck Mr. Cygawnoski said the septic systems will fit on the lots; Mr. McClanahan said soil testing would have to be done. Mr. Cleary asked about the reduced radius and 40 -foot roadway width; Mr. Cygawnoski said that is intended to save the existing barn. He said to make the required 30 -foot radius work, the road would have to be moved toward the existing house. Mr. Feck said they could make the 30 -foot radius work, but he would like to reduce it to help slow traffic at the entrance and at the beginning of the road. Ms. Freidman said pedestrians and bicycles on a road like this could create a hazardous condition. Mr. Penney said he understands the remaining property in town creates design challenges, but said he thinks this property is especially challenging. Planning Board October 19, 2016 Ms. Freidman asked if the island is so big to meet the open space requirement; Mr. Feck said it is not because they have plenty of open space. Ms. Ashman -Collins asked where the roadway would end without a waiver; Mr. Cygawnoski explained it would end at the second wetland crossing. Mr. Penney said he would have a problem waiving the sidewalk on both sides. Mr. Feck asked if it could be waived on one side. Mr. Penney noted the board has not waived the second sidewalk on recent projects, but developers have donated the value of that sidewalk to the town's sidewalk fund. Mr. McClanahan said he thinks the roadway length is the biggest issue. Ms. Friedman said the board has to consider what is reasonable for this piece of land; she said she understands the developer's desire to get the most out of the parcel. Mr. McClanahan said people have a right to build on their land; Mr. Penney said it has to be done in a reasonable way. Mr. Cleary said he would rather see a single long, narrow road than two roads. Mr. Feck said the road in the subdivision he permitted on Essex Street was around 900 feet and got a length of roadway waiver. Mr. Feck said even without the wetland issues, he thinks the board would still prefer a single road to two roads. Ms. Ashman -Collins said she doesn't think the traditional subdivision plan could be built by right. Mr. Penney asked if waivers would be needed with a conventional subdivision, Mr. Burke said this zone requires 37,000 square feet of contiguous upland for a lot that conforms to zoning, which doesn't necessarily make it a buildable lot. Mr. Feck said the wetland line would have to be confirmed by the Conservation Agent, but he said he thinks their line is pretty accurate. Mr. Burke said the cul-de-sac is huge, which will result in a tremendous amount of pavement for the town to maintain. Mr. Feck said that is the high point of the site and he hopes to avoid disturbing the area; he said that would make it easier to maintain. He said he would like to use swales and rip rap for drainage. C? - Mr. McClanahan said the main question is the maximum roadway length. He said he has spoken with Mr. French, who said he is not in favor of a roadway waiver. Mr. Penney said he would be reluctant to grant a waiver for the length of a dead-end road. Ms. Friedman agreed. Mr. Cerretani agreed. Mr. Cleary disagreed, saying it would benefit the applicant to get to his upland and result in less disturbance. Ms. Ashman -Collins said she would not be in favor of granting a waiver for the length of a dead-end road. Mr. Feck said a residential compound would probably not be worth it and said he is asking for something that has been done in the past. Mr. McClanahan said this is a difficult parcel with the only upland at the back. Mr. Feck said he may not go any further with a preliminary plan. Planning Board October 19, 2016 S bdw' V. 'MU "Am The public hearing was held and closed on September 28, 2016. Mr. Burke summarized the changes the board discussed with the Department of Public Works. He said he thinks the board has reached consensus on the changes. Motion: To approve the Subdivision Regulations amendments (Penney -Ashman -Collins) All in favor. PASSES Mr. Penney asked Mr. Burke to thank the Department of Public Works for their assistance. Mr. Cleary said he has talked to Mr. Burke about a parking problem with employees of North Main Street businesses; Mr. Burke will talk to the parking enforcement officer about that. Mr. Burke said the Town Manager has asked him to write a by-law in case the recreational marijuana ballot question passes. He said towns cannot prohibit the use, but can regulate things like the location, hours of operation and signage. 14 Motion: To adjourn at 8:45 p.m. (Penney -Friedman) All in favor. PASSES Next Planning Board Meeting: November 9, 2016 at 7:00 p.m. gture of Clerk VAN Date of Approval Planning Board October 19, 2016