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HomeMy WebLinkAboutPlanning 10/17/2018Planning Board Minutes October 17, 2018 Present: Don Cleary, Chair; Richard LeBlanc, Clerk; Tom French, Beth Aslunan-Collins, Michael McClanahan; Alternate Sharon Friedman Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Administrative Secretary 1. October 3, 2018 minutes McClanahan was at the meeting p. 2 3d para remove second "in;" change to "rents are different in Mansfield than in Boston" Motion: To approve as amended (McClanahan -Friedman) Five in favor. Ashman -Collins abstained. PASSES 2. Public Hearing notices — Attleboro, North Attleboro 3. The Beacon 4. Special Permit Public Hearing continued —10 & 30 Rcservoir Street — Hotet/Restaurant/Retail/Office Crugnale Properties, LLC r_._ .. „,. ,f Kar Cmanale said he would like to go ahead with the public hearing. Mr. Crugnale said the traffic light information has been filed with MassDOT. Correspondence "rhe clerk read memos from the Engineering and Conservation Departments. Mr. Crugnale said all of Mr. Alves's comments will be addressed. Mr. Burke said those concerns can be added to the plan as notes. Ms. Friedman asked if those concerns are in the special permit; Mr. Cleary said they are addressed in condition #25. Public Comment A resident asked about condition #13 regarding entering and exiting the site on Route 140; the resident noted Reservoir Street enters Route 140 in both Norton and Mansfield. Mr. Burke explained that requires trucks to access the site via Route 140. There will not be a direct entrance or exit into the site from Route 140. Amend condition #13: All service and delivery vehicles must enter and exit the site via Route 140 in Mansfield. Motion: To grant the Special Permit under Zoning By -Law Section 230-3.5G, Hotel; 3.5E, Restaurant; 3.5, Retail and 35.C, Office, for the construction of a commercial development with hotel, restaurant and retail/office at 10 & 30 Reservoir Street. This special permit is granted with the following conditions: Planning Board 10/17/18 General Conditions: I . The Plans of "Commercial Development 10 & 30 Reservoir Street, Mansfield, MA," dated April23, 2018 and revised June 20, 2018, October 1, 2019 and October 3, 2018, prepared by River1lawk Environmental, are incorporated into this special permit decision by reference and shall be recorded with the special permit decision; 2. The Undated Sheet A1.3, "Reservoir Street Complex" Elevation, prepared by Annino Incorporated, is incorporated into this special permit decision by reference and shall be recorded with the special permit decision. Any revisions to these building elevation plans must be reviewed by the Planning Board prior to construction; 3. In accordance with MGL Chapter 40A, Section 9, this special permit shall lapse within a specified period of time, not more than 3 years, which shall not include such time required to pursue or await the determination of an appeal referred to in section seventeen, from the grant thereof, if a substantial use thereof has not sooner commenced except for good cause or, in the case of permit for construction, if construction has not begun by such date except for good cause; 4. This special permit for the construction of a commercial development with hotel, restaurant and retail/office at 10 & 30 Reservoir Sheet (Assessor's Map 36, Parcels 2 and 1) in the Industrial 1 (11) Zone is issued to the applicant, Marco Crugnale, Crugnale Properties, LLC; 5. The applicant shall return to the Planning Board for review and approval with building renderings including colors, lighting, awnings, pilasters and other architectural features, as well as the building materials to be used when tenants are identified; 6. The applicant shall return to the Planning Board for review and approval with a signage program for the hotel and all retail buildings prior to the issuance of a building permit; 7. If the development is done in phases and all the buildings are not built at the same time, sufficient parking will be built for each building when each structure is constructed; 8. As each building is built, the landscaping, as required by the Zoning By -Law, shall be completed around that building, as well as landscaping at the public entrances to all buildings, and in the parking lot, prior to the grant of a certificate of occupancy; 9. If the developer seeks a signage 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; 10. All parking lot and all site lighting will be powered down by no less than fifty percent (50%) within one hour after the last business closes. The hotel shall maintain adequate lighting parking lot and site lighting for security purposes at all times; 1 I . All dumpsters/trash/recycling areas shall be located on concrete pads and be fully enclosed and located behind site structures; 12. All HVAC equipment will be installed on the roof(s) and be appropriately screened from view; 13. All service and delivery vehicles must enter and exit the site via Route 140 in Mansfield; 14. The applicant shall install bicycle racks for public use on the hardscape near the primary entrance to each of the three retail buildings; Events: 15. The applicant, subsequent owners, assigns, tenants, lease holders and all others having a property interest in 10 & 30 Reservoir Street are specifically and permanently prohibited as a condition of this Special Permit from renting, leasing or otherwise engaging in utilizing on-site parking for commercial parking or for event parking purposes; 16. Due to the close proximity of the proposed 130 -room hotel and combined retail/commercial development to heavily travelled State Route 140/South Main Street, roll integration of this site into the existing Route 140 Event Traffic Management Plan is required. a. The applicant, subsequent owners and assigns are required to have a site contact person assigned to 10 & 30 Reservoir Street, whose name, telephone number, email address and any other appropriate contact information shall be provided to Mansfield Public Safety (Police and Fire) 2 Planning Board 10/17/18 and who shall be available at all times; b. The applicant, subsequent owners and assigns must ensure conformance to Mansfield Fire Department requirements for emergency and medical response equipment, vehicles and staff are adhered to prior to, during and after each event at the adjacent Xfinity Center where the Fire Chief and Deputy Fire Chief deem a Fire Department emergency response detail to be necessary; c. The applicant, subsequent owners and assigns must ensure conformance to Mansfield Police Department requirements for emergency and medical response equipment, vehicles and staff are adhered to prior to, during and after each event at the adjacent Xfinity Center where the Police Chief and Deputy Police Chief deem a Police Department emergency response detail to be necessary. Event costs incurred will be shared after negotiations with the Xfinity Center; 17. The use of any and all parking spaces on this site for paid event parking, event limousine parking, event ride service drop-off and pick-up, as well as tailgating, is expressly prohibited by this special permit; Demolition/Site Work: 18. Hours of operation for demolition, deliveries, site work and construction shall be limited to 7:00 a.m. to 4:00 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 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; 19. All public rights-of-way used during demolition, deliveries, site work and construction shall be swept regularly and kept clean of debris. Erosion control measures should be installed around catch basins within the public right-of-way; Roadway Improvements: 20. 'file applicant is responsible for the installation of and all costs associated with the following: a.) Signalization of the intersection of South Main Street and Reservoir Street and a southbound left -turning lane from South Main Street onto Reservoir Street; b.) Widening of Reservoir Street and the addition of a dedicated right -turning lane northbound to the intersection of South Main Street; c.) Addition of an ADA -compliant sidewalk on the northbound side of Reservoir Street to the intersection of South Main Street and the addition of a crosswalk at the intersection of Reservoir Street and South Main Street; d.) Addition of a yellow, diamond-shaped informational traffic sign for eastbound traffic on the north side of Reservoir Street reading "Caution Entering and Turning Traffic' no less than the distance from the entrance as required by MUTCD; 21. All signalization changes, including fixtures, turn signals, timing of same, striping or restriping of travel lanes and traffic signage must be done in accordance with the requirements of the Massachusetts Department of Transportation Indirect Access Permit; 22. The preceding two conditions, 20 and 21, of this special permit shall be completed prior to any certificate of occupancy being granted on this site; 23. That section of the 10 & 30 Reservoir Street property that is proposed to be widened, located adjacent to Reservoir Street on the north side of the property between the existing right-of-way and 10 & 30 Reservoir Street, shall be deeded to the Town of Mansfield to become part of the Reservoir Street right-of-way. The applicant shall prepare a revised roadway layout plan and Planning Board 10/17/18 roadway deed, and shall submit a warrant article for the acceptance of a revised Reservoir Street layout at an Annual Town Meeting; 24. In the event MassDOT denies approval of the proposed haft signal and/o• the other traffic or roadway improvements at the intersection of South Street and Reservoir Sheet, the applicant must return to the Planning Board; 25. All above -referenced department head comments (attached) shall be fully and satisfactorily addressed during the 20 -day appeal period. Specifically, the Town Engineer's October 17, 2018 memorandum and the Conservation and Environmental Planner's October 17, 2018 memorandum must be fully addressed; 26. Any changes to the plans shall be made within the 20 -day appeal period. (McClanahan -French) McClanahan — In favor. The benefits outweigh the detriments. This project will be a good use of the land that has been vacant, and will bring jobs and taxes. This will be a major improvement to the intersection, and hopefully the traffic light will be installed soon. LeBlanc — In favor. The benefits outweigh the detriments with regard to health, safety and general welfare. It will provide amenities and have no negative health impacts. While the property abuts residential properties, this is a good use of the industrially -zoned site. This will improve vehicular safety and adequacy, and will mitigate traffic impacts. The applicant has addressed or met all of the utility concerns that have been raised. The effects on the natural environment are minimal and have been addressed. This will increase the value of the property and add taxes and employment. French — In favor. The project will have a positive impact on health, safety, convenience and general welfare; will have a positive impact on tax and employment; the traffic study has shown the project will mitigate traffic impacts; the proposed improvements will increase safety; municipal facilities will be adequate; the effects on the environment will be mitigated; the tax base will be improved and this will be a good use of the property. Friedman — In favor. The benefits outweigh the detriments. The project will have a minimal impact on health, safety and convenience. I think there will be effect on adjoining premises and neighborhood character, but attention has been paid to those changes; vehicular and pedestrian traffic will be improved; there will be a significant impact on fire and public safety, but I think they have been discussed and will be mitigated; the applicant has done some work on the natural environment and I look forward to attention being paid to the landscaping and open space; it appears there will be an economic benefit to the town. Cleary — In favor. The benefits outweigh the detriments. I think this is the right use at the right location, and the traffic light will improve traffic now and safety. 5 in favor. 0 opposed. 0 abstention. PASSES Motion: To close the public hearing ((McClanahan -French) All in favor. PASSES 4 Planning Board 10/17/18 The clerk read a request from the applicant's attorney to continue the public hearing to December 12, 2018 Motion: To continue the public hearing to December 12, 2018 at 7:15 p.m. (French -McClanahan) Mr. LeBlanc asked about the Conservation Commission's condition that no further development would occur on the site. Mr. Burke explained that Order of Conditions is still open. All in favor. PASSES Ms. Ashman -Collins said the Downtown Committee has new public parking signs. Mr. French asked why public hearings on the citizens' petition zoning articles that were continued at the end of the 2018 Annual Town Meeting are being held again. Mr. Burke said new public hearings must be held if six months have passed since the first Planning Board public hearing. Mr. LeBlanc said he had been support of the ramps at the train station, but now that they have been installed, he said they are huge and out of scale. Mr. Burke said the mini -high platforms were delivered and installed, rather than being poured in place. He said the MBTA has been accommodating, but with the T, Amtrak and CSX, schedule coordination has been difficult. Mr. Cleary asked if some of the equipment can be moved off the parking spaces; Mr. Burke said the town has asked for that. He said the completion date for the station work is the end of 2019. Mr. Burke said the board will need two CIP representatives. Ms. Friedman said she would serve. Motion: To appoint Ms. Friedman and Mr. Feck to CIP (LeBlanc -French) All in favor PASSES Mr. French asked about the Town Manager's Strategic Planning Committee; Mr. Burke said the agenda of the October 23 meeting will be to come up with a "vision statement." Motion To adjourn at 7:45 p.m. (McClanahan- All in favor. PASSE Next Planning Board Meeting: November 7, 2018 at 7:00 p.m. Special Town Meeting: Tuesday, November 13, 2018 at 7:00 p.m. Signatt re of Clerk Planning Board Date of Approval 10/17/18