HomeMy WebLinkAboutPLANNINGbrd_04202016Planning Board Minus,-
April 20, 20,16-,-,
Present: Tom French Chairman; Don Cleary, ClerkMichael McCl�phnSNlichael Feck
Jennifer Davis, Administrative Assistant
1. Minutes April 6, 2016
Motion: To approve as submitted (Feck-McClanahan) All in favor. PASSES
2. Form J Release from Covenant — Forest Heights Lots 1, 2, 3, 4, 5, Parcel A, Parcel B and
Open Space. Surety of $87,039.56 has been posted.
Motion: To sign the Form J Release from Covenant; surety of $87,039.56 has been posted
(McClanahan-Feck) All in favor. PASSES
3. Public Hearing notices — Attleboro, Easton, North Attleboro, Norton, Plainville
4. The Beacon
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The clerk read the public hearing notice. Mr. French explained how the public hearing would be
conducted. He said because a similar petition was filed at the 2015 Annual Town Meeting, the
Planning Board will have to make a finding this proposal is substantially different. If it finds the
petition is different, the board will make a recommendation to Town Meeting.
Mr. Vigeant explained his proposal is to allow mixed-use in the B4 zone by special permit, with
density of .08 density, a 20% reduction from last year's article. He said last year, there were
other articles proposed to allow fast food, gas and drive-through in the B4 zone, which he said he
does not propose or support. He said the Planning Board was unanimously in favor of the
mixed-use article last year, as were the Board of Selectmen, Finance Committee, Town Manager
and Building Inspector. He said he has owned Patriot Tool for 30 years, and he would like to
expand the business and add apartments above, but the parcel is not zoned for that. He said there
are three large apartment buildings adjacent to his business, which were built under a 40B. He
said he thinks mixed-use would be a good use for the area. He said the existing house is in bad
shape, but he was advised not to demolish it because it would limit his options. He said he
would like to build something like the Cavallo & Signoriello building with a residential
component. He said his business has always supported the community, and said there are a lot of
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uses around him that he would not be able to do on his parcel,
Public Comment
Sharon Friedman, 29 Pleasant Street, asked where the business is; Mr. Vigeant explained he
owns Patriot Supply on Copeland Drive and the house next door.
Planning Board 4/20/2016
Board Comment
Mr. Feck said he thinks this would be a good use for the area and he likes the fact that the density
is less than downtown. He said he thinks this article is a significant change because of the
density reduction.
Mr. Cleary said he thinks the 20% density reduction is enough to make it a significant change.
Mr. McClanahan said he is in favor of the change.
Mr. French said the change would impact all parcels in the B4 zone. He noted there are no
changes proposed to the setbacks or height requirements, and thinks the article is a significant
change from the one proposed last year because of the reduction in density. He said the
landscape buffer required in the B4 zone is a minimum of 20 feet when a business use abuts a
residential use.
Motion: To find this petition is substantially different from the petition to allow mixed-use in the
B4 zone that was submitted to Annual Town Meeting in 2015 because of the decrease is density.
(McClanahan-Feck) All in favor. PASSES
Motion: To support Article 27 at Annual Town Meeting
(McClanahan-Feck) All in favor. PASSES
Motion: To close the public hearing (McClanahan -Cleary) All in favor. PASSES
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The applicant's attorney has requested the site plan be continued.
Motion: To continue the site plan for 263 Oakland Street to April 27, 2016 at 8:00 p.m.
(McClanahan-Feck) All in favor. PASSES
[Mr. French left the meeting at this time]
[Mr. Penney arrived at this time]
Motion: To appoint Mr. McClanahan Acting Chair (Feck-Cleary) All in favor. PASSES
Joe Lynch, Conroy Development, explained his company purchased the land in 2007 with plans
for a three-story office building, which did not work out at the time. He said the market has
improved and they would like to permit a warehouse/office building with one or two tenants.
William Buckley, Bay Colony Group, explained the site plan for the construction of a 91,200
square foot warehouse/office building. Mr. Buckley said an office building was permitted on
this site in 2002 with a different applicant. '
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Mr. Buckley said the site is triangular and is bounded by Route 495, West Street and property
owned by AMB. The lot drops off about 15 feet from the street and drains to the corner, with a
drainage easement in the corner allowing runoff from this site to go into a pipe and a retention
basin.
Mr. Buckley said the Zoning Board of Appeals granted a variance in January 2016 for a 31 -foot
front yard setback where 50 feet is required and minimum open space of 31 % where 35% is
required. He said the ZBA added a condition to the variance requiring the east driveway to be
the truck entrance.
Mr. Buckley said they have met with staff and answered all the technical questions, with the
exception of one water line issue, which will be addressed on the final plan.
Mr. Buckley said the building has been designed for two tenants, with parking on the east and
west sides of the site and 14-17 truck docks at the rear.
The site pitches steeply for the first 75 feet from elevation 196 to finished floor elevation 189,
then flattens out.
Mr. Penney said the site plan section requires renderings of proposed buildings and asked if the
building colors on the elevations are the ones the applicant plans to use. Mr. Feck suggested
there could be a condition in the site plan that the applicant will return with final color choices.
Mr. McClanahan asked about windows; Mr. Buckley said there are windows in the two small
office areas. The building will be 34 feet high, with 10 -foot high windows on the east and west
sides.
The site is on public sewer and water, with tie-ins off the street and a force main from the
apartments on West Street. Water will be brought from West Street and will loop around the
building, which will have four hydrants at the corners. The building will be sprinklered. Electric
service will come across the street and go underground to a transformer at the back of the site.
Mr. Buckley explained the stormwater system will include low impact development elements
like a rain garden in the parking lot. Runoff will go into the rain garden, which will contain a
bioretention mix. The overflow will run into a retention basin. Both sides of the building will
have the same type of system. Sheet flow will go to the back of the site into sediment basins,
then into a 4.5 foot deep infiltration basin. The system will capture and infiltrate most of the
100 -year storm and pre- and post -development runoff will be balanced. Roof drainage will be
clean runoff with its own separate drain system, captured through downspouts.
Mr. McClanahan asked about snow removal; Mr. Buckley said he will prepare a snow
storage/removal plan.
Mr. Penney said the site is unique and difficult to work with because of the grade coming off
West Street. Mr. Buckley said he used low -impact development elements, which he said require
a lot of maintenance compared to standard catch basin systems. Mr. Penney said that would be
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the responsibility of the developer and the town would not maintain it. Mr. Buckley said the
bioretention mix produces a lot of weeds, which requires more maintenance.
Mr. Buckley said the lights will be LED.
Scott Thornton, Vanasse Associates, explained the traffic study was done in March 2016 and
looked at five intersections and the two driveways intersecting West Street, identified the trip
impact of project, reviewed sight distance information and makes recommendations and suggests
mitigation. They collected speed measurements on West Street, which has a posted speed of 30
mph and an average speed of 32 mph; however, Mr. Thornton said the 85th percentile speed is 39
mph westbound, 37 mph eastbound, Mr. Thornton said the project will not cause any changes to
levels of service at the intersections they studied.
Mr. Thornton said the site will generate a total of 636 daily trips daily in and out of site, with 84
in the morning peak and 88 in the afternoon peak. Mr. Lynch said they have not identified
tenants yet. Mr. Thornton said they used ICTE numbers for the trip generation. Mr. Penney
asked about the distinction between trucks and cars; Mr. Thornton said there would be some
additional impact on intersections because of trucks.
Department Head Comments
The clerk read memos from Ptlm. David W. Kinahan, Police Department and Kurt Gaffney,
Water Operations Manager. Mr. Buckley said he met separately with the Water Department and
has addressed their comments.
Mr. Thornton said Ptlm. Kinahan was concerned about the sight distance for drivers headed
westbound exiting the west entrance of this site because of the curve in the road and the change
in elevation. He said they are proposing stop signs and stop bars at the driveway intersections
with West Street. The elevation at the west driveway 196; at the limit of sight distance, at the
crest of the hill, the elevation is about 215. He said they are proposing to keep the vegetation on
the bank cleared. The minimum sight distance that has to be provided is related to stopping
distance; for traffic headed east on West Street, 305 feet of sight distance is required, and they
have 489 feet. In the other direction, 305 feet of sight distance is required for stopping, and they
have 677. Mr. Thornton said they have over 700 feet in either direction at the east driveway.
Mr. Thornton said the intersection sight distance requirement for a car turning right out of the
west driveway is 3 85 feet; they have 444. For cars turning left out of the west driveway, 444 is
required; they have 750 feet.
Mr. Penney asked about lining up the driveway with Hampshire Street; Mr. Thornton said there
isn't a way to do that. Mr. Penney asked if the driveways will be shared by the two tenants. Mr.
Lynch said there will be entrances and exits for passenger vehicles on both sides of the building
to avoid mixing cars with trucks. The truck entrance will be shared by both tenants.
Mr. Thornton explained Mr. Burke suggested installing a radar speed sign on West Street; he
said they plan to provide a solar sign and the town will maintain it.
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Board Comment
Mr. Feck said the site should be well signed to ensure trucks use the correct driveway.
Public Comment
Sharon Friedman, 29 Pleasant Street, said there are already a number of vacant buildings in the
business park. Mr. Lynch said this building will be a state -of -the art distribution warehouse with
a 30 -foot clear ceiling height, and will be a unique type of building in the area. He said the
vacant buildings in the -park are older building with lower -ceiling heights, which are transitioning
into more manufacturing and R&D uses. Ms. Friedman asked if the building would include
hazardous materials; Mr. Lynch said he does not expect to have hazardous waste in the building,
unless there is some as a by-product of the tenants' business. Mr. Penney said he doesn't think
the developer intends to build a building and leave it vacant; Mr. Lynch said this is a huge
investment for his company. Mr. Lynch said the business park's location has always been good
for distribution centers, and there are not many new buildings like this available in the area.
Mr. Feck asked if there is a need to limit the hours of operation; Mr. Cleary said he doesn't think
so because of its location in the business park.
Motion: To approve the site plan application for the construction of a 91,200 square foot
warehouse/office building at 600 West Street in accordance with Mansfield Zoning By -Law
Section 230-5.3, Site Plan Approval, as shown on the plan titled "Site Plan for 600 West Street
Cabot Business Park Mansfield, MA" dated March 13, 2016 and revised April 6, 2016, prepared
by Bay Colony Group, Inc; Lighting Plan, Sheets L1, L2 and L3, dated March 18, 2016 and
prepared by Radner Design Associates, Inc.; Floor Plan and Elevations, Sheets SD -1 and SD -2,
dated February 19, 2016 and revised February 22, 2016, February 23, 2016 and February 29,
2016,prepared by Dacon Corporation with the following conditions:
1. Any and all remaining department head comments (attached) must be completely addressed
prior to the issuance of a building permit[s];
2. The applicant shall install sufficient signage to identify the truck route at the east driveway;
3. A snow storage/removal plan shall be prepared and submitted to the Planning Board;
4. If the building color(s) change from the elevations presented, the applicant shall submit the
changes to the Planning Board for review;
5. The applicant shall provide a solar -powered radar speed sign on West Street.
(Feck-Cleary) All in favor. PASSES
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