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HomeMy WebLinkAboutPlanning 06/20/2018RECEIVED Planning Board Minutes -10YIN Cl FRKS OFFICE June 20, 2018 Present: Don Cleary, Chair; Rich LeBlanc, Clerk; Tom French, Michael McC}��li��i, WhA b: I U Ashman -Collins, Ralph Penney Alternates Joe Cerretani and Sharon Friedman 1jAHSFIELO Shaun P. Burke, Director of Planning and Development; Jennifer Davis, AdminlA"i�,lC t1WSE T T S Secretary 1. Minutes June 6, 2018 Motion: To approve as submitted (Friedman - p. 3 — Mr. Feck said there are seven parking spaces on Old Colony Way assigned, not signed, as MBTA parking. Last paragraph — Mr. Penney said the height of the new North Main Street building was shocking at first. Cerretani) Six in favor. One abstention. PASSES 2. June 10, 2018 letter from John Walsh re: minor modification to Willowdale Estates — Marie Drive retaining wall. Mr. Burke explained rather than putting up the retaining wall, the land will be graded down at a 3-1 slope from the end of Marie Drive to Mr. Lazzara's 55 and Over development off Spring Street. There is curbing, installed on Marie Drive to manage the stormwater. This was something that was discussed during the public hearing process, has been an ongoing discussion between the landowners and has finally come to fruition. Mr. Burke said eliminating the retaining wall would be good for emergency vehicles to access the property Motion: To allow the minor modification to eliminate the retaining wall on Marie Drive (McClanahan -Penney) All in favor. PASSES 3.Public Hearing notices — Easton, Plainville Marco Crugnale; Attorney Edward Valanzola; Bob Rego, RiverHawk Environmental; Doug Annino, Amino Associates Attorney Valanzola said he and Mr. Rego have met with Mr. Alves and presented revised plans dated June 19, 2018. Mr. Annino explained the changes to the plans, including additional landscaping in the center islands and moving the parking down Old Colony Way to allow easier backing out of the site. He presented a materials board showing the stone base, hardie plank, trim, awnings, roof and window frames. Mr. Annino said Mr. Crugnale would like to have a variety of awning colors, depending on the tenants, and Mr. Crugnale would like to highlight the curved corner of the building and could use "Mansfield green" awnings. Ms. Friedman asked about the driveway opening on Old Colony Way; Mr. Annino said the parking setback on that side of the site has been increased. Planning Board 6/20/18 Department Head Comments The clerk read a June 20, 2018 memo from Mr. Alves. Attorney Valanzola said he has a meeting with the Town Manager next week about applying to the Board of Selectmen for a waiver from the roadway cut moratorium. Mr. Rego said based on discussions with Mr. Alves, he has revised the plan to show the sidewalks meet ADA requirements and added the 100 -year flood elevation to the plan. Mr. Burke said he has talked with the Town Engineer about the outstanding issues. Ms. Friedman asked about the widths of the sidewalks. Mr. Annino said the sidewalks along Thomas Street are approximately ten feet wide, and they are wider rounding the corner. The sidewalks are between 10'-14' at the recesses to the doors Ms. Friedman asked about vegetation at the corner; Mr. Annino said there will be street trees ringing the corner, which will provide shade on the sidewalk, and the rest will be stamped, colored concrete. He said there will be planters and seasonable vegetation outside the retail spaces. Mr. Penney asked about trash receptacles; Mr. Annino said there will be trash cans, bike racks, planters and benches outside. Mr. Penney asked if there were trash cans proposed at 1 Mansfield Avenue; Mr. Crugnale said he did propose them, but DPW wanted them elsewhere. Mr. Annino said there will be benches at the residential entry and said they can add more trash barrels. Mr. LeBlanc asked about different colors on the building, which could provide the appearance of depth and break up the facade. Mr. Annino said they tried that, but will look at it again. He said the hardie panels have reveal strips to break up the clapboard and comes in many colors. Mr. Crugnale said he would like to be able to change colors as the development progresses. Mr. French asked if the corner of Thomas Street and North Main Street is stamped concrete; Mr. Amino said it is stamped concrete on the corner with a seating area, then regular grey concrete; there would be a similar treatment at the other corner. Mr. Burke presented a draft site plan decision. Mr. McClanahan asked about adding something to the decision about color changes; Attorney Valanzola said they would be willing to come back. Motion: To approve the site plan as drafted, with the additional condition that the developer will return to the board with any major changes to the exterior colors of the buildings (McClanahan -French) Ms. Friedman said she thinks the building is too big and she is reluctant to approve the plan. She said she appreciates the design and effort, and understands it meets the by-law. Ms. Friedman asked what kind of support or help the current tenants will get; Mr. Burke said he has spoken with some of the current tenants and with one of the town's social workers about how the town can help; he said he understands how difficult it is to find affordable housing in Mansfield. Mr. Penney said he hopes the applicant will work with the existing tenants. Planning Board 6/20/18 Mr. Penney said this site is at the gateway to downtown Mansfield, and said 100 units is a lot. He said he understands the applicant used the bonuses available in the North Main Street Overlay District, but said he is concerned about the loss of retail. He said he likes the design of the building, but he is on the fence. Mr. LeBlanc said he missed the last meeting, but is comfortable voting on the site plan. Six in favor. One opposed. PASSES conducted. Marco Crugnale; Bob Rego, RiverHawk Environmental; Ashok Patel, Jansen Hotel Management Group Mr. Rego explained the project at the intersection of South Main Street/Route 140 and Reservoir Street, backing up to Route 495. The site is currently developed with several structures, including the former soccer bubble, which will be razed, and an existing cell tower, which will remain. This proposal is for a commercial development that will be accessed from a double- barreled access from Reservoir Street. There will be no access from Route 140. Mr. Rego explained this proposal is for a hotel, retail space, restaurant and a drive-through for a tenant like a bank rather than a fast food. He said the proposal meets the parking requirement of 268 spaces. They will be providing green space inside and around the perimeter of the site. He said the layout allows for the town's largest fire truck access to all sides of the building. Mr. Rego said his original plans proposed subsurface infiltration on two sides of the site, which would collect drainage in a series of catch basins. However, based on Mr. Burke's comments, he has changed that to three subsurface infiltration areas. He said they are looping the water line, and connecting to the existing sewer and water mains in Reservoir Street. Mr. Rego said they have retained Vanesse to do a traffic analysis, which has been completed, and they will be meeting with MassDOT next week to go over impacts to the intersection. He said the intersection currently operates at a low level of service. Mr. Crugnale explained there are plans for a national chain hotel and a retail component; he said he plans to start with the hotel, then the retail tenants. He said he feels this site justifies a nice hotel, and understands the traffic is a significant concern. He said the hotel would be five stories and have around 130 rooms. Mr. Penney asked about renderings of the other buildings; Mr. Crugnale said the rendering he has is of the retail space. Mr. LeBlanc asked if this would be a phased project; Mr. Crugnale said it would be. Mr. Penney asked about a rendering of the retaiVbank at the front of the site; Mr. Planning Board 6/20/18 Crugnale said he does not have a tenant at this time, so does not have a rendering. He said that building would be between 3-6,000 square feet with one story. Mr. Burke said there is an existing 90 -foot monopole on this site, which isn't really in the glidepath for the airport, but said this project would have to be filed with FAA. Mr. Penney asked the height of the tallest building; Mr. Crugnale said the hotel would be five stories, so around 50 feet. Mr. Rego said it would be less than 60 feet. Mr. Rego said because of the site's proximity to Routes 495 and 140, they will have to file with MEPA, which will include FAA issues. Department Head Comments The clerk read Mr. Burke's memo to file on the department head staff meeting. Mr. Burke said this was a bare bones initial filing, so staff is waiting for more information, specifically the traffic study and MEPA filing, before providing written comments. Mr. Burke said the applicant will need a sewer permit from the Town of Norton. Mr. Penney commended Mr. Burke for his idea for an infiltration system and the applicant for taking on the idea. Board Comment Mr. McClanahan said he would like to see the details of the traffic study. Mr. Cerretani said this is a good site for a hotel and it will generate significant revenue for the town. Mr. LeBlanc said he would like to see what the phasing plan would look like, and what the site will look like during the phases. Mr. Crugnale said the hotel will be the driving factor. He said the traffic study has been done, but they want to meet with MassDOT before submitting the study to the board. Mr. French said this is an interesting project, but needs a phasing plan. He suggested the traffic plan may look at an entrance onto South Main Street. He said he would like to see more information on the retail uses, including fagade details. Mr. Penney said he thinks a hotel will do well in this area and he is glad to see it being redeveloped. Ms. Friedman asked about the hotel; Mr. Patel said it would be similar to a Hampton Inn or Courtyard, with breakfast available, but no full-service restaurant. Ms. Friedman asked if there would be conference rooms; Mr.Patel said there will be a meeting room for 35-40 people, but no event space. Mr. Cleary asked about the cell tower; Mr. Crugnale said it will remain. Mr. Cleary suggested it be integrated into this project. Mr. Cleary said the plan shows two dumpsters and suggested more. Mr. Crugnale said the hotel and retail spaces would have their own dumpsters. Planning Board 6/20/18 Mr. Crugnale said they propose to use the existing curb cut on Reservoir Street, but said he would talk to MassDOT about an entrance on South Main Street. Mr. Burke said he has told the applicant the traffic study would have to take Xfinity Center events into account, especially in terms of emergency services. Ms. Friedman said she appreciates the retail aspect of the proposal, said there are a lot of empty retail spaces in town, and asked if the applicant has a sense of the what retail tenants would be. Mr. Crugnale said he doesn't have any tenants lined up, but would like to attract a national chain restaurant. Mr. Patel said a 130 -room hotel will have people checking in from 3 pm-1lpm, so it is not like an office use, where people come and go around the same time. He said it will be a low traffic generator because the frequency of arrivals and departures is so spread out. Mr. LeBlanc asked for the site plan to be extended to show the curb cuts on the opposite side of Reservoir Street. Public Comment Sandra Baker, 15 Reservoir Street, said residents of The Village at the Pointe range in age from 55 to 95. She said she realizes the land is industrial and will be developed, but she said she is concerned about the only entrance being on Reservoir Street. She said Reservoir Street is already very busy, and she has contacted the Town of Norton, which she said would be more impacted than Mansfield residents. She asked the board to support the residents who will be impacted. [Ms. Ashman -Collins arrived at 8:10 pm] Jamie, 72 Reservoir Street, said he was concerned about traffic on Reservoir Street and about the development not succeeding. He said Reservoir Street has a lot of cut -through traffic to Norton and Taunton, with many drivers traveling over the speed limit. He said Reservoir Street and Norton should not be impacted if the development will not succeed. Peter Wiggins, 157 Reservoir Street, Norton, said the project will bring revenue to Mansfield and Norton, but said he is concerned about traffic and emergency services, especially during Xfmity concerts. Bob Kimball, 57 Pine Street, Norton and Chair of the Norton Board of Selectmen, said he was concerned about traffic and safety on Reservoir Street, the Norton Reservoir and the pumping station. He asked the developer to keep in mind the Norton grove is a very congested neighborhood. He said he supports additional retail, but is concerned the space will not be filled. He suggested making sure the site does not become an extension of the parking lots for Xfinity and TPC. Greg Gilman, Azalea Road, said he is not opposed to the project, but said the access shown on the plan for trailers is poor. He said with cars parked in the lot and snow on the ground, it will be Planning Board 6/20/18 difficult for delivery vehicles or emergency vehicles to get in and out of the site. He noted the Mansfield public safety facility will be moving further away from the site. He suggested adding sidewalks and a traffic light at the end of Reservoir Street. He said a national chain restaurant may not be the best option and suggested the developer encourage a local restaurant. Tory Cooper, 6 Foxberry Road, asked where the traffic study was done. Mr. Rego said the study was done over the last month at the Reservoir Street intersection and several others. Mr. Cooper said there are existing traffic problems with Xfinity, especially during the first shows of the year, partly because of smart phone apps. He said adding a hotel, restaurant and retail to this site will impact the residents. He said redeveloping the site with a hotel would be good, but suggested removing some of the retail. Carl Cruger, 15 Reservoir Street, asked if the residents would be notified when the traffic study is done. Mr. Cleary explained there would not be another notice sent to the abutters, but said tonight's meeting will be continued to a date certain. Roberta Reingold, 15 Reservoir Street, asked if the traffic study was done during concerts. Mr. Rego said he has not seen the finished report, but said it took concert traffic into account. Ms. Reingold said people attending Xfinity shows will impact the hotel. Mr. Burke said the Police Department uses a traffic management plan, which is updated every summer. He said at the staff meeting, Police and Fire made it clear pedestrian safety is paramount, hotel guests would have to be included in the traffic management plan, and sidewalks would be needed. That would also have to be part of the response plan for the Fire Department. Mr. Burke said the Mansfield Police Department manages the traffic at Xfinity extremely well, and he thinks they will incorporate this use into the plan. He said a hotel in this location will generate more pedestrian traffic than a typical hotel. Mr. Patel, an abutter across the street, said the intersection is dangerous. He said vegetation in parking lots would impact trucks' ability to get in and out of this site and suggested working with MassDOT for a ramp from Route 495, which would relieve traffic on Reservoir Street. Mary Kroger, 15 Reservoir Street, said there are parking areas along Route 140 where people tailgate and said she is concerned about that happening in the hotel parking lot. Mr. Cleary said there is no commercial parking lot included in this application. Mr. Burke said Mr. Kimball had a good suggestion to not allow commercial parking on this site. Muriel Flynn, 15 Reservoir Street, said she hopes there will not be a fast food restaurant at this site because that would encourage more pedestrian traffic to and from the site. Mike Anello, 15 Reservoir Street, said it is imperative to install sidewalks because people staying at the hotel will walk to Xfmity. Mr. Penney asked if sidewalks along South Main Street were proposed with the MEW and MMAS buildings; Mr. Burke said they were not. Mr. Cleary suggested talking to the Board of Selectmen about a "No Through Traffic" sign on Reservoir Street for regular daily traffic. 6 Planning Board 6/20/18 Sheila Anello, 15 Reservoir Street, said there are 40 concerts a year and Reservoir Street is closed at 9:30 p.m.; Mr. Cleary said the traffic plan would have to include the new development. Sheila, 15 Reservoir Street, said the traffic is already a problem and this construction will have more of an impact. She said sidewalks and better lighting will be necessary for safety. Mr. Cleary said he would like to see more detail of the hotel, how it will be seen from the roads, as well as the traffic study. Mr. Crugnale said it would be difficult to provide detail about the retail space at this point. Mr. French said Mansfield Crossing had an overall theme and ; suggested a similar approach. Motion: To continue the public hearing to July 18, 2018 at 7:15 p.m. (McClanahan -LeBlanc) All in favor. PASSES Motion: To continue the 251 Branch Street special permit publ 8:15 p.m. (McClanahan-Cerretani) All in favor. PASSES 18, 2018 at Mr. French said there were a lot of comments from board members about the size of the North Main Street/Thomas Street/Old Colony Way building, and suggested the board look at the North Main Street overlay district by-law. He suggested a limit on the number of units per acre. He said mixed use by right rather than by special permit was intended to encourage landowners to do mixed use developments downtown; he suggested looking at mixed use as a special permit use, and using incentives to encourage mixed use developments. Mr. Burke said the board recently approved a site plan with almost the same density per acre that needed five variances. Mr. LeBlanc said the North Main Street building was presented as one large building rather than several smaller buildings. Mr. Burke agreed limiting the number of units and the size of single buildings may be more appropriate changes than focusing on density. Mr. LeBlanc said he thinks it would also be important to encourage breaking up large facades. Mr. French suggested looking at the regulations and incentivizing developers to do mixed use rather than all residential. Mr. McClanahan asked how that would impact the TOD zone development. Mr. Burke said the Town Manager is organizing a Strategic Development Committee, to which the board will have to appoint a representative. Mr. French suggested allowing incentives with mixed use, not with just residential. Mr. LeBlanc said he is concerned about the commercial space downtown not being filled. Mr. French said retailers want wide, shallow space for their stores; Mr. Cleary said restaurants want the opposite. Mr. Cerretani said the board has to think about what retail is becoming, which is more service- oriented, with less inventory. Mr. Penney asked about professional office space; Mr. LeBlanc said there is a lot of existing professional office space on the second floors. Mr. Penney suggested providing an incentive for the reuse of downtown buildings. Ms. Friedman said the Planning Board 6/20/18 North Main Street Fire Station could be reused and said there should be a way to look at the reuse of older buildings. She suggested some attention should be given to transitional buildings abutting residential zones and the principals of Smart Growth. Ms. Ashman -Collins said earlier tonight, the Board of Selectmen discussed the need for green space downtown, specifically on the Fales Oil site. Mr. LeBlanc said he is a proponent of mixed use, but agrees the by-law should be looked at. Mr. French said mixed use should be special permit, with the number of units lowered and incentives for mixed use rather than all residential. Mr. Penney suggested better defining what first floor retail uses can be. Mr. French said there are a lot of undervalued downtown properties that could be assembled and redeveloped. Mr. LeBlanc said the North Main Street building may seem too big because of the building's design. Mr. Cleary said if the number of units were limited, there could be more green space. Mr. Burke said green space could be a requirement of the by-law. Mr. Penney said Mr. Crugnale has done a lot of projects downtown and he is building things he knows he can rent. Mr. Burke said residential units subsidize retail uses. Mr. Cleary said there will only be a few meetings before a fall Town Meeting, so if the board wants to bring zoning articles, it should schedule a discussion. Mr. Penney said special town meetings are not typically well -attended and may not be the best time to propose new zoning. Mr. Burke said the Strategic Development Committee will primarily look at TOD zoning in terms of economic development and things like increased density and workforce housing. He said the main purpose will be to work on issues around the next MassWorks grant. Mr. McClanahan volunteered to serve as the board's representative. Ms. Friedman also volunteered. Mr. LeBlanc asked the main issues; Mr. McClanahan said things like the back entrance, density, access and workforce housing. Consensus was to appoint Mr. McClanahan as the Planning Board's representative to the Strategic Development Committee. Gilbert Street — Feck Properties — Lots 7A and 7B will have sufficient frontage and area. Lot 7B is being cut out as a single-family lot; the remainder will be undeveloped. Mr. Burke said the plan warrants endorsement. Motion: To endorse the ANR Plan (French -Penney) All in favor. PASSES Maple Street — Cavallo Signoriello & Epstein — Lot 2 contains existing house #889, which will have sufficient frontage and area. Lots 1, 3 and 4 would also have sufficient frontage and area. Mr. Burke said the plan warrants endorsement. Motion: To endorse the ANR Plan (McClanahan -LeBlanc) All in favor. PASSES 8 Planning Board 6/20/18 Martha's Way Re -endorsement — The board endorsed the Form A in 2014, it was not recorded and the original signed mylar has been lost. The parcel at the end of Martha's Way will be divided into Lot 1, to remain with the owner of 18 Martha's Way, and Lot 2 will be deeded to the Natural Resources Trust. Mr. Burke said the plan warrants endorsement. Motion: To re -endorse the ANR Plan (McClanahan -French) All in favor. PASSES Mr. Burke said the town has received a proclamation from the governor's office as a Housing Choice Community. Mr. French asked if the town Manager has said anything about Master Plan funding; Mr. Burke said it is going forward at the fall Special Town Meeting. Mr. LeBlanc asked about the changes to TOD; Mr. Burke said when the TOD zoning was adopted, it included the Smart Growth recommendation of 20 units per acre. He said the new density under Smart Growth is 50-70 units per acre. He said the BETA study proposed taller buildings near the tracks and lower ones closer to existing neighborhoods. Ms. Friedman said green space can be included in that kind of development, rather than all hardscape. Mr. Burke said TOD requires 30% open space, like a cluster subdivision. Mr. Cleary asked about the "No Through Trucking" signage memo to the Board of Selectmen. Mr. McClanahan said he didn't think there was going to be much support for the idea. Mr. French asked about a slip ramp off Route 495; Mr. Burke said there has not been any formal discussion of that. He said he thinks MassDOT would support it if Mansfield supports it, and said Norton is supportive of the idea. Mr. Penney said it came up at a Board of Selectmen's meeting, and there was a lot of neighborhood opposition to the idea. None Motion: To adjourn at 10:00 p.m. (McClanahan- ) All in favor. PASSES Next Planning Board Meeting: July 18, 2018 at 7:00 p.m. -1 -1 %.Gt_ d Glx-/ 2°1 F Signature of Clerk l Date of Al prova Planning Board 6/20/18