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HomeMy WebLinkAboutPlanning 09/27/2017Planning Board Minutes September 27, 2017 Present: Tom French, Chair; Don Cleary, Clerk; Beth Ashman -Collins, Michael McClanahan, Ralph Penney, Rich LeBlanc Alternate Sharon Friedman Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Secretary Gail Gilman and Catherine Roth, Co -Chairs of the Cultural District, a subcommittee of the Cultural Council, explained the Council's main function is to award grants from the Mass Cultural Council. The group started talking about forming a cultural district last year, formed the subcommittee and put together a proposal. They looked at different areas of town and mapped a possible district, but with MMAS moving out of downtown, the mapping may change. Ms. Roth said a cultural district can be a planning and economic development tool that some towns have adopted to help revitalize downtowns, reusing buildings and generating tourism. Ms. Gilman said there are 40 cultural districts in the state in 33 cities and towns; some towns have more than one district. She said it is important for a district to be a "walkable mile." Ms. Gilman said the n a T/goal of the district are to attract artists and cultural enterprises, which brings benefits including business and job development, tourists, preserving historic buildings attracting new residents. She said districts can have a positive impact on the local economy, improve sales and increase a sense of community identity. Ms. Roth said Easton has a cultural district and are eager for neighboring towns to establish new districts. She said they surveyed 200 people; 81% said they would like to see a cultural district in Mansfield. She said she thinks this would be a useful tool in the revitalization of downtown. Ms. Roth said there is an application process, which includes a hearing, passing a resolution, establishing a partnership and developing a management and marketing plan. She said it is not a quick or easy process, but one that has paid off for towns that have adopted districts. Mr. French asked how much funding the Cultural Council gets from the state; Ms. Gilman said they get around $5,000 a year. Local organizations apply for specific projects and the council gives grants to places like the library and council on aging. Mr. French asked if the state would increase annual funding if the town adopts a cultural district; Ms. Roth said it would, especially in the beginning. Mr. Burke said the area from the train station to the middle common is probably the most walkable area of downtown. Ms. Roth said they were thinking about the area from the train station to town hall for the district, but noted businesses and people outside the cultural district can be involved, even if they do not fall within the boundaries. Planning Board 9/27/2017 Mr. Penney said this could help draw in new businesses. Mr. McClanahan suggested an overlay district for the cultural district, to include existing places as well as long-term possibilities. Mr. French said the approximate area of the North Main Street Business Overlay District would be a good area for a cultural district. Mr. Burke suggested the North Common to South Common, including Fulton's Pond. Mr. Penney suggested zoning incentives to promote cultural uses downtown. Mr. Burke said a lot of the uses in the TOD district would be appropriate in a cultural district, like live -work space, outdoor display and outdoor market. Mr. Burke said the Downtown Overlay District allows density bonuses for developers who provide things like public art. Mr. Penney asked how to encourage renting first floor commercial space to the arts community. Mr. Burke suggested things like lowering downtown parking requirements and allowing outdoor display of merchandise to help draw people in. Mr. Penney said Lynn has done this and it is becoming popular, and brings people downtown to restaurants and performances. He said Fulton's Pond is an asset the town doesn't use enough. Mr. Penney asked the overall goal of the council. Ms. Roth said they are tasked with helping to disperse arts -related funding from the state. Their grants are in the arts, natural sciences and humanities. Mr. Penney said the North Main Street Fire Station is going to become available soon. He said the Planning Board has discussed how restaurants anchor downtowns and asked if restaurants can be considered "cultural." Ms. Roth said they are not specifically on the state's list, but are part of what makes a cultural district vibrant. Ms. Gilman said if there were performances at a restaurant, it could be cultural. Mr. Penney asked about models to emulate; Ms. Gilman said Easton is unique because it has a defined area and the Ames family properties, which also had dedicated areas for culture. Ms. Roth said there are some towns with cultural districts that are already destinations, but other towns could use a district designation as a tool to help build their downtown. Ms. Friedman said Pittsfield has a museum and several theater venues, farmers' markets and music. Ms. Gilman said one of the considerations in the application process is the level of participation in town. Ms. Roth said she thinks it would be helpful to have more meetings like this because this could be a planning tool. Mr. Burke said the town's GIS Department could draw a map showing the possible limits of the district. Motion: To send the Town Manager a letter in support the Cultural Council's efforts in the formation of a Cultural District (Friedman -McClanahan) All in favor. PASSES [Ms. Ashman -Collins arrived at this time] William Buckley, Bay Colony Group, Inc.; Ken Hyszezak; owner Joe Lynch 2 Planning Board 9/27/2017 Mr. Buckley explained the plans for a new 60,000 square foot office/warehouse building on a 10.2 acre parcel at 44 Cabot Boulevard., the last undeveloped portion of the former Motorola complex. He said the parking lot for 100 Hampshire Street is on this property through an easement. 44 Cabot has a pond, which is used as an irrigation pond for the whole block. Mr. Buckley explained the wetland line has been certified and they have met with the Conservation Commission and the Zoning Board of Appeals. The Order of Conditions and ZBA special permit for an alternative landscaping plan should be issued in October. Mr. Buckley presented revised plans, following his meeting with department heads. He said the modifications were minor. The 60,000 square foot warehouse will use the existing driveway between 20 Cabot and this parcel. A second driveway will be added on Cabot Boulevard, through the existing median. Mr. Buckley said they do not have the easement documents for the existing driveway at 20 Cabot. The plans show the easement, but the documents were never created. He asked that be a condition of the site plan approval. There are 114 parking spaces; Mr. Buckley said if they have a warehouse tenant, they would only need 1/3 of that. They are designing the building to be flexible to allow R&D or light manufacturing tenants and including loading docks with truck entrances. Mr. Buckley explained the stormwater management system will have roof drains to the ground, a 3.5 foot basin with a 4-1 slope. Runoff from the rest of the site will go to a different area, and a small portion of the site will be tied to the existing system in Cabot Boulevard. The site slopes toward the parking lot now and water goes through the existing drain to catch basins. The site will be served by municipal water, which will come from Cabot and tie into the existing system. Mr. Buckley explained the ZBA has granted a special permit for an alternative landscaping plan. Light posts will be added in the parking areas. Mr. Hyszczak explained he designed the flex building to allow office, office/R&D or office/warehouse, depending on the tenant. He said the building could have up to three tenants. The building will be about 340'x176' with an area for loading at the back. The exterior material will be insulated metal panel, with a combination of ribbed panels stacked vertically and horizontally to break up the fagade. The front of the building will have a canopy and large glass areas. Mr. Hyszczak said they tried to design an understated building, 24' high, with parapets at the entrances for the mechanical units; the units will be screened. There will be an area of masonry at the back of the building to allow two or three doors at loading docks. Board Comment Mr. Penney asked if this is the first project to use the higher density allowed in the park. Mr. Burke said this building is a standard density. Mr. Lynch said he doesn't think there is a market right now for multi -story office buildings. He said he thinks with new construction, this is the type of design that is making money. Planning Board 9/27/2017 Mr. Penney asked how to prevent the retention basin from becoming a breeding ground for mosquitoes; Mr. Buckley said that basin will drain in about six hours. He said it will be designed as a bio -retention area, which he said seems to work as long as the base isn't compacted too much. Mr. Buckley said the pond is always full. Department Head Comments The clerk read memos from Capt. Goyette and Mr. Burke. Mr. Buckley's narrative response, dated and submitted September 27, 2017, has addressed those comments. He has also met with Mr. Alves. Mr. Penney asked if granite curbing would be used at the curb cuts; Mr. Buckley said the curb cuts will be sloped granite to match the existing curbing. Board Comments P Mr. Penney said he pleased to see high bush blueberries in the buffer zone. Mr. Cleary asked if the open space includes the cul-de-sac; Mr. Buckley said they have 53% open space, which includes the cul-de-sac. Mr. French asked if the town engineer's comments have been addressed. Mr. Buckley said they have been. Ms. Ashman -Collins asked about the ZBA relief; Mr. Buckley explained the received a special permit for the depth of the landscape buffer along the roadway. Mr. Buckley said they would bring utilities through one break in the median. Motion: On September 27, 2017, the Mansfield Planning Board, with six (6) members present, voted unanimously to approve the site plan application for the construction of a 60,000 square foot warehouse/office at 44 Cabot Boulevard as shown on the plan titled "Site Plan for 44 Cabot Boulevard Cabot Business Park Mansfield MA," dated August 8, 2017 and revised September 27, 2017, prepared by Bay Colony Group, Inc. 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 Conservation Commission Order of Conditions must be issued prior to the issuance of a building permit[s]. The Order of Conditions was approved at the September 18, 2017 Conservation Commission meeting; the Order is scheduled to be issued at the October 23, 2017 Conservation Commission meeting; 3. The applicant shall provide the Planning Department with an access easement document for the proposed shared driveway with 20 Cabot Boulevard prior to the issuance of a building permit[s]; 4. The break in the median strip and the trench to extend electrical power to the site should be co -located. (Penney -McClanahan) All in favor. PASSES Planning Board 9/27/2017 2. September 6, 2017 letter from Thomas Walsh re: release of insurance company bond — Rolling Field Phase II. Mr. Burke said McKenzi Lane has been accepted as a public way and recommended the insurance company bond be released. Mr. Penney asked if the water garden in the cul-de-sac is working out; Mr. Burke said he thinks it is. Motion: To approve the final release of the insurance bond for Rolling Fields Village Phase II (McClanahan -Penney) All in favor. PASSES 3. September 7, 2017 letter from Perry DiMascio re: partial release of surety and donation to the sidewalk fund — Forest Heights/September 18, 2017 letter from Mike Ahern recommending the release of $13,867.92 Mr. Burke explained an ADA -compliant sidewalk cannot be installed as approved because of the pitch of the roadway. He noted Williams Street does not have sidewalks, other than the short stretch the Commonwealth installed with the bridge. The board agreed waiving the sidewalk and accepting the same amount as a donation to the sidewalk fund is the best compromise. [Mr. LeBlanc arrived at this time] Motion: To waive the sidewalk at Forest Heights, approve the partial reduction of surety in the amount of $13,867.92 and to accept a donation to the sidewalk fund in the amount of $13,867.92. Mr. Penney asked about the estimate for the sidewalk; Mr. Burke explained that is the amount the developer posted for the sidewalk work, and the numbers come out of the Means handbook. Mr. Penney asked if the shoulder would still be planted so people can walk along it. Mr. Burke said it would be. (McClanahan -Cleary) Six in favor. LeBlanc abstained. PASSES 4. September 10, 2017 letter from Lauren Egizio, 900 East St re: driveway Mr. Burke explained 900 East Street was an existing house when the Roy Road residential compound was permitted; the compound plan showed the driveway for 900 East Street driveway being and becoming part of the residential compound. The current owner bought the house from the original developer and would rather leave the driveway where it is, entering onto East Street, and not be part of the residential compound. Mr. Burke suggested Planning Board 9/27/2017 sending the homeowner a letter agreeing she is not required to tie the driveway into Roy Road and copying the new owner of Roy Road, Mr. Burke said he has spoken with the new owner of the compound, who is aware of Ms. Egizio's letter. Mr. French noted the 900 East Street owner will not be using any services of Roy Road. Motion: To send the residential compound owner a letter saying it has received a request from the owner of 900 East Street to leave her driveway where it is, and the board has decided not to require the homeowner to tie her driveway into Roy Road; copy 900 East Street homeowner. (Penney -Ashman -Collins) All in favor. PASSES 5. Public Hearing notices — Attleboro, Easton, North Attleboro, Norton, Plainville, Sharon 6. The Beacon 7. Form J Release from Covenant — Map 37, Lot 289 Autumn Park Mr. Burke explained the subdivision is on Essex Street on the Norton town line; a 16,000 square foot parcel of that land, located in Mansfield and owned by a Norton homeowner, was never released. Motion: To release Map 37, Lot 289 Autumn Park from covenant (McClanahan -Friedman) All in favor. PASSES 3`.':Risc�tssyoi# 4f,t nng�m,il2es�r"vaxrDistr�et , < _ r =, .. :; Signage in the Reservoir District Mr. Burke said the PPB and RD are not included in the signage sections of the recodif ed Zoning By -Law and should be added. Marquee Signs Mr. Burke said the new MMAS building on South Main Street would like to have a marquee sign, which the by-law does not allowed. Mr. Burke asked the board members to think about other Zoning By -Law amendments. Mr. Penney suggested looking at signage issues like size, illumination, different requirements in different zones. None Mr. Cerretani has volunteered to serve as one of the board's representatives. Mr. LeBlanc volunteered to serve. Motion: To appoint Mr. Cerretani and Mr. LeBlanc to the Capital Improvements Committee (McClanahan -Penney) All in favor. PASSES Planning Board 9/27/2017 Mr. LeBlanc asked if the board would like to think about the allowed uses in the I3 zone. He said he isn't sure some of the things currently allowed, like light manufacturing, are appropriate in that part of town. Mr. Burke said there is a wide range of allowed uses in that zone, including heavy industrial uses. He noted any existing businesses in the zone would be pre-existing, non- conforming. Mr. Burke said it wouldn't be a bad idea to look at eliminating some of the heavier uses allowed in that zone. Mr. LeBlanc suggested getting a letter from the new owner of the Roy Road residential compound that he is aware of the 900 East Street driveway issue. Mr. Burke said the town has received the deed for the upper half of Cabot's Pond on Willow Street, so the town now owns the whole pond. Mr. Burke said the town has received a $1.5 million grant for the regional dispatch center. The Planning Department will be submitting a grant application to the Mass Office on Disability for municipal and school building accessibility issues. The Town Engineer has submitted the town's Tier 3 application to the Complete Streets program for sidewalks on Park Street, which will connect to the school complex. Ms. Ashman -Collins asked if the town is required to do regular updates to the Master Plan; Mr. Burke said it is strongly encouraged the plan be updated every 10 years, which helps the town',, ranking in grant applications. Ms. Friedman asked about the Open Space Committee; Mr. Burke said the Board of Selectmen is interviewing citizens -at -large this week, so the committee should begin meeting soon. Mr. Cleary asked about upcoming applications. Mr. Burke said several applications will be filed soon, including a commercial parking application, the new MMAS building and a private daycare on Copeland Drive. The Planning Board has a meeting with the Board of Selectmen on October 4, 2017 to discuss traffic and parking issues; Mr. Crugnale would like a few minutes of the board's time before that meeting to discuss 11 North Main Street. Motion: To adjourn at 9:20 p.m. (McClanahan- ) All in favor. PASSES Joint Meeting with Board of Selectmen: October 4, 2017, Meeting Room 3 alb, Time TBD 25, 2017 at 7:00 p.m., Meeting Room 2 alb 2 Date 6f Ap roval 7 Planning Board 9/27/2017