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HomeMy WebLinkAboutPlanning 08/16/2017Planning Board Minutes August 16, 2017 „ f1gF IN, Present: Tom French, Chair; Don Cleary, Clerk; Michael McClanahan; Michael Feck, Ralph Penney, Rich LeBlanc W f ti v" H P 2:21 Alternates Joe Cerretani and Sharon Friedman Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Admuiistraffe . lA On behalf of the board, Mr. French expressed condolences to the family of Selectmen George Dentin. 1. Minutes June 21, 2017 Motion: To approve as submitted (Feck-Friedman) Four in favor. Three abstentions. PASSES 2. Minutes July 12, 2017 Motion: To approve as amended (Friedman -McClanahan) p. 1 - ...incorporated outdoor patio "at the" West Church... Five in favor. Two abstentions. PASSES 3. July 20, 2017 memo from Mr. Burke re: Master/Comprehensive Plan — Mr. Burke explained having a plan is in the town's interest during grant applications. The plan should be updated every ten years; Mansfield's was last updated in 2008. Mr. Burke suggested the board think about submitting a request for capital funding for 2018. Mr. French said it would be a good time to think about changes to areas like downtown and the business park; Mr. Burke said traffic issues will be important. Mr. Penney said people are concerned about what happens after this sort of plan is done; Mr. Burke said Town Meeting has adopted a lot of zoning based on the recommendations coming out of Master Plans. 4. Public Hearing notices — Easton, North Attleboro, Norton, Plainville 5. The Beacon Marco Crugnale, applicant; Robert Rego, RiverHawk Environmental; Pastor Dave Aruda, Methodist Church Mr. Cruganle presented the board with photographs of the existing building and renderings of the proposed redevelopment. Mr. Rego said they have met with Mr. Alves to do permeability testing. He said groundwater is 6-7 feet below grade and the site has sandy soils. They are proposing a stone and pipe infiltration system that will go under the pavers to infiltrate all the water from the roof. Mr. Rego said North Main Street was recently paved, so they are not proposing to alter the sidewalk, paving or roadway within the right-of-way. Correspondence August 10, 2017 email from Attorney Peter Clark submitting draft parking and utility easement documents. Mr. Rego explained the location of the parking easement at the center of the entrance. There are existing utility poles along the side of building; Mr. Crugnale has met with Planning Board 8/16/2017 MMED about connecting. Mr. Rego said there is an existing sewer stub from North Main Street; the rest of the utilities will come through the utility easement. Mr. Burke said he is comfortable with the easements as presented. August 9, 2017 letter and revised plans from Mr. Rego; August 8, 2017 Drainage Analysis Department Head Correspondence August 16, 2017 memo from Mr. Alves. Mr. Rego said he will add an RLS stamp and a note about crushing the existing cesspool to the plan. Mr. Rego said the parking area is tight and said they will slide the existing parking bumpers forward and add bollards along the building. Mr. Rego said they will address Mr. Alves's technical comments about sewer issues. June 26, 2017 email from Mr. Alves re: existing sewer lateral at North Main Street Public Comment Board Comment Mr. McClanahan asked if Dr. Sibilia has reviewed the plan. Dr. Robert Sibilia, 25 North Main Street, said he is comfortable with the plan; he said drainage was his main concern, and that has been addressed. He said one tree may have to be removed. Mr. Penney said his company removed an underground storage tank at the church and said he would not vote but would participate in the discussion. He said he is happy to see the building being reused. Mr. Cleary said this is a tight sight, but there are limited options and he wouldn't want to see the building torn down. Ms. Friedman asked about roof runoff. Mr. Rego explained the infiltration system, with 1" pipe and stone, will be under the parking area; the roof leaders will be piped to the infiltration area from the roof. Ms. Friedman asked about snow removal. Mr. Crugnale said snow will be removed from the site when there is too much to shovel and will not be plowed into the public way. Ms. Friedman asked if that would be included in the Operations and Maintenance Plan; Mr. Crugnale said that plan makes him responsible for snow removal for the whole parking area. Ms. Friedman asked if the O&M Plan will be Mr. Crugnale's responsibility, then the homeowners. Mr. Crugnale said there will be a contract between either him or the condo association and a maintenance company. Ms. Friedman said she supports the reuse of the historic building, but said she wants to make sure the residents and the town are protected through an O&M Plan. Mr. Burke asked if the roof leaders will be copper; Mr. Crugnale said they will probably be aluminum and he would like them to match the color of the building. He said the whole roof will be replaced, but he thinks the structure is sound. Planning Board 8/16/2017 Ms. Friedman asked about the foundation; Mr. Crugnale said a structural engineer has looked at the building and said it appears sound, but some repairs may have to be done. Pastor Aruda said the fagade of the building is stone with a concrete foundation underneath. The board discussed possible conditions of the special permit. Ms. Friedman asked about the photometric plan; Mr. Rego said there will be no pole lighting, only residential -style wall packs on the building. Mr. McClanahan suggested they be powered down at night, which he said can be on a timer. Motion: To make a Finding that based on the age and size of the building, the application meets the requirements of Zoning By -Law Section 230-3.713, Adaptive Reuse of Historic Buildings. (McClanahan -Cleary) Mr. Penney asked about signage. Mr. Crugnale said the only sign proposed has the name of the building, as shown on the rendering. Seven in favor. Penney abstention. PASSES Motion: To approve the special permit with the following conditions: 1. Plans of "Steeplegate 11 North Main St. Mansfield, MA" dated April 4, 2017 and revised June 12, 2017 and August 3, 2017, prepared by RiverHawk Environmental; floor plans and renderings of "Steeplegate" dated April 12, 2017, prepared by Annino Incorporated; Drainage Analysis for the Proposed Redevelopment Project 11 North Main Street Mansfield, Massachusetts," dated April 6, 2017 and revised August 8, 2017, prepared by River Hawk Environmental; and "Stormwater Management System Long -Term Operation & Maintenance Plan, Mixed -Use Redevelopment Project, 11 North Main Street, Mansfield, MA" dated June 19, 2017, prepared by River Hawk Environmental, LLC are incorporated into this special permit decision by reference and shall be recorded with the special permit decision at Mansfield Town Clerk's office, and the special permit shall be recorded at the Northern Bristol County Registry of Deeds; ` 2. The applicant shall retain the existing exterior wooden shingle material to the greatest extent possible, replacing only as necessary with materials of a similar composition; 3. The signed parking easement agreement with the adjacent landowner, Dr. Tim Lynch, Mansfield Eye Center, as submitted to the Planning Board for its review, is included in this special permit and shall be recorded with same; 4. Each roof downspout shall be connected to a subsurface drainage system to manage stormwater runoff; all infrastructure and storruwater shall remain on the property; 5. Water and/or other underground utility connections must be made from the side or rear of the structure due to the North Main Street curb cut moratorium. Sewer will be connected from the front of the structure to the existing lateral in North Main Street; 6. The first two parking spaces on the left side, westerly, of the driveway shall be restricted to compact cars; The applicant must make arrangements to have trash removed from the site; Planning Board 8/16/2017 8. Non -chemical, low -impact de-icing materials shall be used in the parking area(s). The applicant shall be prohibited from plowing or shoveling snow onto public ways and shall make arrangements to have snow removed from the site; 9. The porous pavement parking area shall be vacuumed biannually in the spring and fall; in order to maintain its permeable characteristics; 10. An Operations and Maintenance Plan for the porous pavement parking area shall be submitted along with annual reports by a Registered Professional Engineer on behalf of the Homeowner's Association, clearly stating the Operations and Maintenance Plan has been fully adhered to and the porous pavement is functioning as originally designed; 11. Site lighting shall use wall packs on the building. Light shall not spill onto abutting properties and shall be lowered a minimum of 50% after 11 p.m.; 12. This special permit for the construction of a five -unit residential development on an approximately 6,858 square foot parcel in the Business 2 (132) Zone at 11 North Main Street (Map 27, Parcel 193) is issued to the applicant, Crugnale Properties, LLC; 13. This special permit is issued for five residential units, including one other use allowed in the underlying zone; 14. Signage shall be added to the site indicating the name of the building and the unit numbers; 15. All above -referenced department head comments shall be satisfactorily addressed within the 20 -day appeal period. Specifically, the Town Engineer's comments must be satisfactorily addressed; 16. Any changes to the plans shall be made within the 20 -day appeal period; 17. If the applicant seeks any 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; 18. Hours of operation for demolition, construction deliveries, site work and construction shall be limited to 7:00 a.m. to 5:00 p.m. Monday through Friday and 8:00 a.m. to 4:00 p.m. on Saturday. No exterior 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 pedestrians. Sweeping or cleaning must be completed daily or more frequently as deemed necessary 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 site. The applicant shall consult with the Mansfield Police Chief as to whether or not this may be necessary and to discuss the best hauling routes. Erosion control measures should be installed around catch basins within the public right-of-way; 19.Any significant change to the Property and/or its attendant parking, drainage and/or landscaping shall result in the need for a modification to this special permit. A five percent (5%) change to any of the above -referenced aspects of this item shall be considered a "significant change" and shall require review by the Planning Board. A less than significant change shall require a new site plan to be submitted and reviewed by the Planning Board. (McClanahan -Cleary) 4 Planning Board 8/16/2017 McClanahan — In favor. The benefits outweigh the detriments, the church will be reused instead of torn down, the historic building will have added value and the easements worked out with abutters Cleary — In favor. The benefits outweigh the detriments. This is a tight sight, but is a perfect reuse of a historic building. It will be nice to see it back on the tax rolls. Friedman — In favor. The benefits outweigh the detriments. The redevelopment will be an asset to the town, and I like the fact that one of the units will be a live -work space. LeBlanc — In favor. This is an excellent reuse of the church. I think the parking is tight, but this use is a low -impact parking use and I am glad to see it on the tax rolls. Cerretani — In favor. This is a great reuse for the property, and the developer has done a good job getting the support of the abutters. Feck — In favor. The benefits outweigh the detriments. This is exactly what the adaptive reuse by-law was adopted for. While some of site conditions are difficult, the developer seems to have addressed them. French — In favor. The benefits outweigh the detriments. This will fit in well with the neighborhood character, will be consistent with the Comprehensive and Master Plans, will have a low impact on traffic, can provide adequate municipal services, the water recharge system will be beneficial to the environment and the redevelopment will benefit downtown. Seven in favor. Penney abstained. PASSES Motion: To close the public hearing (Cerretani-Cleary) Seven in favor. Penney abstained. PASSES Winter/Franklin — Allen To create lots 1, A, 2, 3 and B; Lots 1 and 2 have been granted frontage and lot width variances. Lot A will be combined with existing 379 Franklin Street. Mr. Burke said the plan warrants endorsement. Motion: To endorse the ANR (McClanahan-Feck) All in favor. PASSES Mr. French said he would like to ask the Board of Selectmen to consider purchasing tablets for the Planning Board. Motion: To send a memo to the Board of Selectmen suggesting it would save money in staff time, postage and supplies, would help the board work more efficiently and would be more green. (McClanahan -Penney) All in favor. PASSES 5 Planning Board 8/16/2017 Peter Lavoie, Project Engineer, Guerriere & Halnon, Inc. on behalf of Ron Nation, Mansfield Landing, explained five hangars were previously approved; two have been built. All drainage has been installed, the detention basin has been installed, the water main has been brought in and the force main has been connected to the existing pump chamber. Mr. Lavoie explained the proposal to modify the original 2014 site plan to add one 60'x60' hangar building. He explained they Order of Conditions with the Conservation Commission has been amended; the slope will be 2-1 with curbing and a guard rail. He said the building will have water, and they have met with the Water Department. There will be a 1" line to the new hangar; the other hangars have 1" services with separate meters. He said the building will be connected to sewer. Mr. Lavoie explained he has met with Mr. Alves, and has prepared an existing conditions plan, an "interim as -built," showing everything on the site now. Mr. Lavoie said MedFlight will be moving into the new hangar. Mr. French asked if there is a fire suppression system; Mr. Lavoie said there is not. He said like the other hangars, it is a metal building. Chief Boldrighini said a fire suppression system is not required in the new hangar. He said when the hangar project was being developed, a hydrant was installed. He said it is not ideal and thinks the airport should look at the fire hydrant situation. He said the new hydrant is in proximity to the hangars and there is an 8" line, so water can be brought to those structures. He said the airport should consider a plan for its expansion. Mr. French said the airport gets a lot of federal grants, so it may be able to get funding for an infrastructure plan. Mr. Cerretani asked about the fuel location; Chief Boldrighini said the fuel pumps for the airport are at the administration building. He said Mr. Nation also has a fuel truck for his own plane, which meets code requirements. That fuel is stored in an above -ground storage tank, which has DOT permits and which the Fire Department has reviewed. Mr. Penney asked about fighting fires at an airport. Chief Boldrighini said airport fires require foam, which is hard for towns to store because it has a limited shelf -life, so there are supplies of foam stored around the area. Ms. Friedman asked why the new hangar is necessary; Mr. Lavoie said MedFlight contacted Mr. Nation about locating at the airport. That business requires its own hangar. Chief Boldrighini said MedFlight is currently located on Cape Cod, so this will be valuable to this area. Department Head Correspondence August 15, 2017 memo from Richard C. Alves, PE, Town Engineer/Assistant DPW Director August 10, 2017 memo from Kurt Gaffney, Water Operations Manager Ms. Friedman asked about putting conditions on future development at the airport. Chief Boldrighini said he thinks the airport has reached the end of the 2014 buildout and any future new development will require careful review. Planning Board 8/16/2017 Mr. French said the board could put a condition on the site plan that a hydrant has to be installed. Chief Boldrighini said the town and the applicant have been working together on this, and the applicant has already installed one hydrant. Correspondence Revised plans dated July 12, 2017; Revised plans dated August 3, 2017 Mr. Burke said while Mr. Gaffney and Chief Boldrighini are comfortable at this time, he thinks future development will require the airport to improve its infrastructure. Mr. French said the airport could apply for federal funding for infrastructure improvements. Mr. Penney said having MedFlight in town is going to be an asset. Mr. LeBlanc agreed, but said the additional helicopters will be very noisy. Mr. Lavoie said he thinks the site is at grade, so it may not need additional fill material. Mr. Penney asked where the takeoff area is located and suggested it be shown on the plan. Mr. French suggested the Airport Commission should work with MedFlight on flight paths. Chief Boldrighini said there are already a number of helicopters using the airport. Mr. LeBlanc asked about other MedFlight facilities in the state; Chief Boldrighini said there are others, but this site will service a large area and will help dramatically. Mr. LeBlanc suggested a flight path be added; Mr. French said he isn't sure the Planning Board can dictate the route. Motion: To approve the site plan as drafted 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. Any and all local permits, including Fire and Water Department permits, must be obtained prior to the issuance of a building permit[s]; 3. If necessary, a pre -construction meeting with representatives of the Planning Department, Department of Public Works and the Police Department Hold will be held to establish the truck route; 4. The slope at the rear of the proposed aircraft hangar must be stabilized prior to construction or the foundation must be poured in such a manner that it acts as a retaining wall. (McClanahan- Friedman) All in favor. PASSES Mr. Burke said he received a deed today from Mr. Walsh for the second portion of Cabot's Pond. The lower portion was accepted at 2017 Annual Town Meeting. He said he will ask the Planning Board 8/16/2017 Conservation Commission to accept the property now, rather than waiting to have it accepted until Annual Town Meeting 2018. Mr. Burke said he spoke with Jim DeVellis about 11 Cabot Boulevard, which has been about 75% leased. They will be moving a couple of the loading bays and will provide a revised plan. Mr. French asked about the Chocolate Factory; Mr. Burke said they were supposed to attend the Board of Selectmen's meeting last week, but did not attend. Mr. Penney said the building's power had been turned off, but is now back on. Chief Boldrighini has said it would be very difficult to fight a fire in that building. Mr. Cerretani asked about the park at the Fales Oil site; Mr. Burke said the town has used the small amount of funding from the Commonwealth, which had to be spent by June 30. Additional funding was approved at 2017 Annual Town Meeting, which has not been spent at this time. Mr. Cerretani asked about the road being closed at the train station; Mr. Burke said the town does not own that land. Mr. Cerretani said there is a difficult situation in that neighborhood. Mr. McClanahan said he attended a meeting with the town and MassDOT, and work is progressing on the plan for the northern access road. Mr. Penney suggested the board talk about that over the winter. Ms. Friedman asked if that would be part of the Master Plan update; Mr. Penney said it would be. Mr. French said there were several short-term recommendations made in the BETA report, which have not been done. Mr. Penney said the BETA Study has a lot of good design plans; Mr. Burke agreed. Mr. Feck said doing small things like turning lanes at Copeland and Chauncy Streets would not impact the northern access work. Mr. McClanahan suggested looking at the BETA report again. Ms. Friedman said she would like to serve on the Open Space & Recreation Committee. The board endorsed that idea. Mr. McClanahan said he recently attended a ZBA meeting and suggested a workshop. Motion: To adjourn at 9:10 p.m. ) All in favor. PASSES Next Planning Board Meeting: September 13, 2017 at 7:00 p.m., Meeting Room 2 a/b Signature of Clerk Date of Approval Planning Board 8/16/2017 Mr. French said the board could put a condition on the site plan that a hydrant has to be installed. Chief Boldrighini said the town and the applicant have been working together on this, and the applicant has already installed one hydrant. Correspondence Revised plans dated July 12, 2017; Revised plans dated August 3, 2017 Mr. Burke said while Mr. Gaffney and Chief Boldrighini are comfortable at this time, he thinks future development will require the airport to improve its infrastructure. Mr. French said the airport could apply for federal funding for infrastructure improvements. Mr. Penney said having MedFlight in town is going to be an asset. Mr. LeBlanc agreed, but said the additional helicopters will be very noisy. Mr. Lavoie said he thinks the site is at grade, so it may not need additional fill material Mr. Penney asked where the takeoff area is located and suggested it be shown on the plan. Mr. French suggested the Airport Commission should work with MedFlight on flight paths. Chief Boldrighini said there are already a number of helicopters using the airport. Mr. LeBlanc asked about other MedFlight facilities in the state; Chief Boldrighini said there are others, but this site will service a large area and will help dramatically. Mr. LeBlanc suggested a flight path be added; Mr. French said he isn't sure the Planning Board can dictate the route. Motion: To approve the site plan as drafted 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. Any and all local permits, including Fire and Water Department permits, must be obtained prior to the issuance of a building permit[s]; 3. If necessary, a pre -construction meeting with representatives of the Planning Department, Department of Public Works and the Police Department Hold will be held to establish the truck route; 4. The slope at the rear of the proposed aircraft hangar must be stabilized prior to construction or the foundation must be poured in such a manner that it acts as a retaining wall (McClanahan- Friedman) All in favor. PASSES Mr. Burke said he received a deed today from Mr. Walsh for the second portion of Cabot's Pond. The lower portion was accepted at 2017 Annual Town Meeting. He said he will ask the Conservation Commission to accept the property now, rather than waiting to have it accepted until Annual Town Meeting 2018. 7 Planning Board 8/16/2017 Mr. Burke said he spoke with Jim DeVellis about 11 Cabot Boulevard, which has been about 75% leased. They will be moving a couple of the loading bays and will provide a revised plan. Mr. French asked about the Chocolate Factory; Mr. Burke said they were supposed to attend the Board of Selectmen's meeting last week, but did not attend. Mr. Penney said the building's power had been turned off, but is now back on. Chief Boldrighini has said it would be very difficult to fight a fire in that building. Mr. Cerretani asked about the park at the Fates Oil site; Mr. Burke said the town has used the small amount of funding from the Commonwealth, which had to be spent by June 30. Additional funding was approved at 2017 Annual Town Meeting, which has not been spent at this time. Mr. Cerretani asked about the road being closed at the train station; Mr. Burke said the town does not own that land. Mr. Cerretani said there is a difficult situation in that neighborhood. Mr. McClanahan said he attended a meeting with the town and MassDOT, and work is progressing on the plan for the northern access road. Mr. Penney suggested the board talk about that over the winter. Ms. Friedman asked if that would be part of the Master Plan update; Mr. Penney said it would be. Mr. French said there were several short-term recommendations made in the BETA report, which have not been done. Mr. Penney said the BETA Study has a lot of good design plans; Mr. Burke agreed. Mr. Feck said doing small things like turning lanes at Copeland and Chauncy Streets would not impact the northern access work. Mr. McClanahan suggested looking at the BETA report again. Ms. Friedman said she would like to serve on the Open Space & Recreation Committee. The board endorsed that idea. Mr. McClanahan said he recently attended a ZBA meeting and suggested a workshop. Motion: To adjourn at 9:10 p.m. (McClanahan- ) All in favor. PASSES Next PI/mmg Board Meeting: September 13, 2017 at 7:00 p.m., Meeting Room 2 a/b a /`2 �( of Clerk Date of ApprovA Planning Board 8/16/2017