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HomeMy WebLinkAboutPLANNINGbrd_04272016Planning Board Minutes April 27, 2016 Present: Tom French, Chairman; Don Cleary, Clerk; Beth Ashman -Collins, Michael McClanahan, Michael Feck Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Assistant , « �,:r r.•.,.-. r:.:. .v..:.:.. .eWrrrrr x. :.:+f .rrerx:-.} xrr..rrr .rrzs. .,x r r rv- . , .... , .. ..,. :..._. r«,.rr .. ,. _. .rr.,., ,, . ,... :5...«. .. :. .;.rr ..:.rr::sr ry ,•..::.z .... r:n, ,.vs r.:c . £,,....::. $r rr«, e:..v .,, ,r..::. Y :..-rr r- ._ :. .... . ,. ,. « .... .. ,. r .. .. ,«,:. ..r r, r.... .rrr. .,.r.c,. ,...r, r. _, r vr,•.,::: i.v, r, r , f r:.., h,.. rr,.::: «r .:. ...:. ..: >: r..:., }.r«.:;., ,. v.. v..r:: ., .r. .r..rr:: r, .,rY✓.::. r .r: rr..., n:rrr:r „ ....;.ar rr., .r,;,r ,3« Copeland Drive/George Street/Central Street. The Form A shows four lots; Lots 1, 2 and 3 conform to zoning in R3, which requires 80 feet of frontage and 15,000 square feet of area; Lot 4 is labeled a non -conforming and will be conveyed to the adjacent property owner. Lots 1 and 2 have frontage on Copeland Drive with access onto Central Street. Lot 3 has frontage on Central Street and George Street. Mr. Burke said there is no curb cut restriction on the lots and suggested the plan warrants endorsement. Motion: To endorse the Form A plan (McClanahan -Cleary) All in favor. 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PASSES Bob Palmer and Russell Barnaby, Chocolate Factory, LLC and Attorney Karen Wright were present. As requested by the board at the April 6, 2016 meeting, Mr. Burke has prepared an approval. He said one of the changes from the last Planning Board discussion was the sidewalk and lighting along the frontage of the Chocolate Factory, which the town had originally planned to install. He said that situation has changed and the applicant will now be installing the sidewalk and lighting. Mr. French said he thinks it makes sense to install those items as part of a complete project. Attorney Wright said she was surprised when she saw the condition that added the lighting as their responsibility, but said after talked with representatives from town, they understand and are willing to do the work. Mr. McClanahan asked if any poles have to come down, and said if there are, it should be the town's responsibility. Mr. Burke said he and Mr. Alves visited the site with the applicant's engineer's plan, which showed a two -foot grass strip. He said dropping the grass strip would allow the sidewalk to fit within the layout, so no poles will have to be removed. There will be a 28' -wide travel lane, bike lane, no easements and lit sidewalks. Planning Board April 27, 2016 4. The applicant shall provide a total of no more and no less than nine (9) handicapped accessible units, some of which shall be included in the affordable units; 5. The affordable units shall be distributed equally among each floor of the building and among the one (1)- and two (2) -bedroom units; 6. Proof of affordable housing deed restriction, tenant outreach and selection process and lottery process shall be filed with the Planning Department; 7. Sheets I of 2. 2 of 2, ABB -1, C-1, C-2, C-3, C-4, C-5, C-6, D -1 D-2, D-35 D-4, D-55 two sheets of photometric plans of "Site Development Plans for The Chocolate Factory, Adaptive Reuse of Historic Structures, 150 Oakland Street" dated February 1. 2016 and revised March 2, 2016, prepared by Allen & Major Associates, Inc.; "Traffic Impact and Access Study, Proposed Residential Development, Mansfield, MA," dated October 12, 2014 and prepared by Bayside Engineering; "Site Development Plans, The Chocolate Factory - Adaptive Reuse of Historical Structures, 150 Oakland Street, Mansfield, Massachusetts, Stormwater Report," dated February 1, 2016, prepared by Allen & Major Associates, Inc.; February 29, 2016 memo from Kevin Martin, P.E., Geotechnical Engineer, UTS of Massachusetts, Inc. to Mr. Cordeiro; Sheets 1 of 2, 2 of 2. ABB -1, C-1, C-2, C-3, C-4, C-5, C-6, D-1, D-25 D-3, D-45 D-5, two sheets of photometric plans of "Site Development Plans for The Chocolate Factory, Adaptive Reuse of Historic Structures, 150 Oakland Street" dated February 1, 2016 and revised March 2. 2016, prepared by Allen & Major Associates, Inc.; Sheets 2 of 1'0, 4 of 105 5 of 10 6 of 10 7 of 10 8 of 10 and Kitchen General Notes of "The Chocolate Factory," dated January 15, 2016 and prepared by BKA Architects, Inc.; One sheet "Proposed Canopy Elevation," dated March 3, 2016 and prepared by BKA Architects, Inc. are incorporated into this special permit decision by reference and shall be recorded with the special permit decision at the Mansfield Town Clerk's Office, and the special permit shall be recorded at the Northern Bristol County Registry of Deeds; 8. All above -referenced department head comments shall be satisfactorily addressed within the 20 -day appeal period; 9. Any changes to the plans shall be made within the 20 -day appeal period; 10. This special permit for the construction of the reuse of what is known locally as the "Chocolate Factory" building as a mixed-use residential, commercial and restaurant development with no more and no less than 130 studio, one(l)- and two (2) -bedroom rental apartment units, a 200 -seat restaurant, approximately 11,500 square feet of manufacturing space and approximately 5,200 square feet of office space in an approximately 205,207 square feet building on an approximately 650,394 square foot parcel of land in the Industrial 2 (12) Zone at 150 Oakland Street (Map 30, Parcel 39) is issued to the applicant, The Chocolate Factory, LLC; The restaurant use shall not be a fast food restaurant and shall not have a drive-through; Renderings of the existing metal outbuilding to the north, Building E, shall be reviewed Planning Board April 27, 2016 enclosure on a concrete dumpster pad and shall be emptied as necessary by a private hauler; 21. The commercial/restaurant dumpsters on site shall be fully enclosed by a six-foot (6') high wood enclosure on a concrete dumpster pad and emptied as necessary by a private hauler; 22. The applicant shall submit a written Operations and Maintenance Plan for the subsurface drainage system during the 20 -day appeal period; 23. If the applicant seeks any pp variances from the Zoning Board of Appeals, and should relief be granted, the applicant must return to the Planning Board for review, which may include a public hearing to revise or reissue this special permit; 24. Hours of operation for demolition, construction deliveries, site work and construction shall be limited to 7:00 a.m. to 5:OO p.m. Monday through Friday and 8:00 a.m. to 4:00 p.m. on Saturday. No work shall be done on Sunday. These restricted hours of operation shall not apply to interior work. 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. All public rights-of-way shall be maintained free of all mud, stones or any other conditions that may result in a public safety hazard for vehicles or p Sweeping pedestrians. Swee in or cleaning must be completed daily or more frequently as deemed necessary g p during the operation, as directed by the Mansfield Police Chief. The applicant may be required to have a police officer present during any hauling on or off pp Y site. The applicant shall consult with the Mansfield Police Chief as to whether or not this may Y be necessary and to discuss the best hauling routes. Erosion control measures should be installed around catch basins within the public right-of-way 25. Any significant nificant change to the property and/or attendant parking, drainage and/or landscaping will result in a review by the Planning Board and may result in the need p g for a modification to the special permit. The Building Inspector or Planning Board shall determine what constitutes a significant change. (McClanahan -Cleary) McClanahan — In favor. The benefits far outweigh the detriments, the applicants have shown the reuse of the building will be a benefit to the community, the project will increase safety in the neighborhood and will increase the tax base and create jobs. Feck — In favor. The benefits far outweigh the detriments. The project will have a positive g impact on the neighborhood as well as the town and will help bring business back to that area. p The redevelopment and maintenance of a historic building is a positive. Traffic and pedestrian concerns have been addressed. Ashman -Collins — In favor. The benefits outweigh the detriments. This will provide significant new housing, both market -rate and affordable, within walking distance to the train station, will reuse the historic structure, add value with the proposed mixed use, will address safety and Planning Board April 27, 2016 Mr. Maloon explained this site, at the comer of Oakland and Maple Streets, drains south and picks up drainage from Oakland and Maple Streets and the and abutters. There are two low spots on the site, so he has added a catch basin at each one with a recharge system of pipes and crushed stone in between. There will be a 20' landscaped buffer next to residential use, the plans show a gravel drive and employee parking. The site is on town sewer, water, gas and overhead electric service. Additional trees will be to be planted along Oakland and Maple Streets. Department Head Comments The clerk read memos from Kurt Gaffney, Water Operations Manager and Rick Alves, Town Engineer/Assistant DPW Director. Mr. Maloon said he will make the changes based on Mr. Alves's and Mr. Gaffney's comments. Mr. Burke asked about storage bins where materials will be stored; Mr. Valanzola said they may not construct storage bins initially. Mr. McClanahan asked about storage on the site; Mr. Valanzola said things like mulch and loam for the landscaping business would be stored. He said there would be no retail component. Mr. Maloon showed the board the areas on the plan identified for stockpiling material. Mr. McClanahan asked about screening along the front of the site rather than the back. Mr. Valanzola said the drainage area is at the back of the site and they are proposing trees along the front. He said they are not planning to stockpile material up to the edge of the road and suggested adding a condition about how far from the roadway material can be stored. Mr. McClanahan suggested putting the parking in the front and storage at the back. Mr. Valanzola said it is an oddly shaped lot with a 75 -foot setback from the residential use, making it a difficult site. Mr. French asked if there will be bins for storage; Mr. Cahill said he thinks those bins would be more unattractive than piles of materials. Mr. Cleary asked about the town's plans to change the layout of Oakland and Maple `Streets; Mr. Maloon said the change is to straighten out the curve and bring Maple Street into Oakland Street at 90 degrees. Public Comment Brett Certuse, 259 Oakland Street., asked if the town's proposed changes will change his property line; Mr. Valanzola said the changes would not change Mr. Certuse's property line. Mr. Valanzola explained the site plan shows the maximum footprint of a future building. Mr. McClanahan suggested screening along the front of the lot should include larger trees than the maples shown on the plan. Mr. Valanzola suggested arbor vitae along the front. Mr. Burke said the buffer should include 34' high hardwoods and low -growing shrubs along the front. Mr. French asked if there will be retail in the future; Mr. Cahill said he does not plan retail now, and there would have to be a lot of changes, including drainage and lighting, to allow retail. Planning Board April 27, 2016 F The board discussed the items to be addressed, including: label the building as "future"; add a 3' berm with arbor vitae or juniper and a 10' buffer along the front of the site; show light poles to be constructed in phase 1 (with height); plan to shut off the lights when the site is not in use; show the sign detail; add a 3' berm with landscape screening along the residential abutter property line; show blocks to outline where materials will be stored; show gate; come back to the Planning Board with building renderings; show how far from the road materials will be stored; address Mr. Alves and Mr. Gaffney's comments. Mr. Burke said if the changes to the plans can be made and submitted to him, the board can review a site plan decision at its next meeting. Mr. Valanzola asked if the members not present tonight can be asked to review this meeting so they can have a full board for the next meeting. Mr. Maloon said he would get the revised plans to Mr. Burke by Thursday, May 5. Motion: To continue the site plan to May 11, 2016 at 7:30 p.m. (McClanahan -Cleary) All in favor. PASSES r,rr r '..,....,.r ., . .. . .rr,r.:... f,:r..„:... .•r.:vxr x:. .'.r:-.». ..rr. r,.... rz. sr + t, , ».» .. 4•.. t. r.,r...r...r.. , „ ... rrr✓rr r..t .... 5 .:. .::. r , r.srsr .»»....•.. „rs a,. ... :Y rr..'.: ..» r.. sr.x .. +xn r,. r.+n { .n».. ..... r.. r. t, :..:r »rr:,. r,�:.., r, ;. rtr...::. f •r r. r ,......r. .. r r » n.r f Mr. Cleary asked about the building going in next to the TPC in Norton; Mr. Burke said that is an ice cream company facility. Mr. French said Town Meeting is May 3; the local election is May 10. r. .n .r.. . » . : r. . ... :.:.:. .. .... r:..: .r. r:,:>: r.:..: 3 •.:r r.,:..: .. ..r rr.. .. »,.” .. ,:.. .nrtr. .tr:.t.:..r n . :..:. .: .i r... r.ni.. r.,.. .....} ......... r. r..., ... .r.. rrr:r.., ..... ,n, .. r .. .t'✓...::... r stn:.... ..0 . ..::i.: Fes.........: r .,r:.:.:: .r....:....:.r .r.::.,.::...: r..,.:.: ... r..r::...-r. ....... r.. . . ...�.r Motion: To adjourn at 9:00 p.m. (McClanahan- ) All in favor. PASSES Next Regular Planning Board Meeting: May 11, 2016 at 7:00 p.m. ANNUAL TOWN MEETING: ry nature of UlerkM May 3, 2016 0 Date o App oval Planning Board April 27, 2016