Loading...
HomeMy WebLinkAboutPlanning 01/23/2019Planning Board Minutes .-- i January 23, 2019 ' c Present: Donald Cleary, Chair; Richard LeBlanc, Clerk; H. Thomas French, Wth-Asoiarp, Collins, Michael McClanahan, Ralph Penney rs Alternates Sharon Friedman and Joe Cerretani J �{ Shaun P. Burke, Director of Planning and Development; Jennifer Davis, AdmJ.rr9ecrbaryq i Motion: To appoint Mr. in 1. January 9, 2019 minutes Motion: To approve as submitted (Friedman -McClanahan) All in favor. PASSES 2. Public Hearing notices — Attleboro, Easton, North Attleboro Discussion of Potential Planning Board Zoning Articles North Main Street Business Overlay District Mr. French said the board has discussed a number of zoning issues, including amendments to the North Main Street Business Overlay District (changes to density and bonuses as incentives, better defining business on the first floor, reducing the percentage of compact spaces allowed and making all residential a special permit). Mr. Burke said he was concerned making mixed- use a special permit could steer developers toward building all residential projects. He said currently in Bl and B2, developments with all residential require a special permit. [Mr. Cleary arrived at 7:15 p.m.] Mr. Burke said the proposed overlay district map with the draft has been shortened and narrowed, to begin at Villa Street/North Main Street instead of at the South Common. Ms. Friedman said there are no setback requirements in B 1 and B2, so this would help the residential neighborhoods abutting the overlay zone. None The clerk read the legal advertisement. Mr. Burke said there is a typographical error in the legal advertisement; the lot is 13,000 and the ad describes it as being divided into two 7,500 square feet rather than two 6,500 square foot lots. Mr. Burke said the public hearing can be readvertised for the February 27, 2019 public hearing. Mr. French said he thinks the intent of the proposed project is the same. Christopher Marcheselli, Foremarc Realty, said he would like to move ahead. Mr. French said the board received a letter from an abutter saying she had not been notified. Mr. Burke said that abutter is listed on the Assessors' list and the white slip indicating the certified letter was sent; there is no green return receipt card. Planning Board 1/23/19 would oversee the demolition. Mr. Marcheselli said he can advise his subcontractors to use Samoset Avenue; Mr. Penney suggested that be a condition. Dr. Kameez said parking and pick up and drop off at the school are difficult now; he said he is concerned about creating additional parking problems. Mr. Cleary noted this is a public way, so people can park along the street. He suggested talking to the Select Board about adding "No Parking" or "Loading Area" signs. Mr. Penney said because of the proximity of this property to the commuter rail station, some of the residents may walk to the train and not use their cars during the day. Joyce Campbell, Samoset Avenue, said the address will have to be changed to Bristol Street. She asked how close to the sidewalk the building will be; Mr. Marcheselli said it will be 10'4". Ms. Campbell said the school traffic is not the only traffic in the neighborhood, and there are already signs limiting parking, which she said do not help. She said she thinks the residents of the neighborhood park on the street, ignoring the signs. She said Bristol Street is a mess. She said this proposal is to divide the property for more houses, but the existing residents cannot add to their homes. She said more apartments are encroaching into the residential neighborhood and crowding the residents. Mr. Jamous, 31-33 Church Street, asked if the units would be independently owned or have a condominium association. Mr. Marcheselli said one of the reasons to split the lot into two is to create two condo associations, one for each building. The owners would decide things like fences and whether to allow dogs. He said there is an existing fence and evergreen buffer zone along Mr. Jamous's property. A representative of Mr. Alaghber, 16 Samoset Avenue, said the board has to determine the ----- -- benefits outweigh the detriments according to the special permit requirements. He said he thinks this project will have an impact on each of those items and said he is concerned about the neighborhood. He said the four condo owners could have more cars and asked the board to take the special permit issues into consideration. Brian Foley, 35 Samoset Avenue, asked about the waiver request. Mr. Marcheselli said the by- law requires 50 feet from the corner of an intersecting street to the driveway; he said one of the proposed driveways is 28'2" from the corner. He said the existing driveway is at the other end of the property, near Samoset Avenue. Mr. Burke said it is difficult on many older lots to install a driveway more than 50 feet from the corner, and an applicant has the right to petition the board for relief from that requirement in the form of a waiver. Mr. Foley said adding four driveways will further impact on -street parking, and allowing only 28 feet from the driveway to the corner will make that worse. Mr. Foley said he doesn't think putting a four -unit condo in a single-family neighborhood will increase the value of existing properties and said he thinks the property should be rezoned to R3. Planning Board 1/23/19 Zoning By -Law; Mr. Burke said he believes it does. Mr. Penney noted duplexes are not allowed in Bl, but are allowed in B2 by special permit. Mr. Burke said that is correct and said in R3, a duplex would be allowed by right. Mr. Penney said with a special permit use, the board can impose reasonable conditions. He said he appreciates it when applicants try to work with the neighbors and said making the gable end of the building more attractive is a good idea. Mr. Marcheselli said he could add a false gable, change the siding materials and add a frieze board to break up the wall. Mr. LeBlanc asked about the setback requirements; Mr. Burke said there are no setback requirements in this zone. Mr. Marcheselli said creating a false gable would not increase the square footage of the building. Mr. Penney said the proposed buildings may be too much for the site and may not fit the character of the neighborhood, so any changes would be appreciated. Mr. French asked if the FAR includes the garage; Mr. Marcheselli said he spoke with Mr. Blackman, who said FAR is only habitable space. Ms. Ashman -Collins asked if that means the garage cannot become habitable space; Mr. Burke said it cannot. Mr. LeBlanc asked if the application meets the submission requirements; Mr. Burke said it does. Mr. Marcheselli said the lighting is shown on the plan. Mr. LeBlanc asked about materials and colors. Mr. Marcheselli said he would use historic colors and said he would bring in material samples. Mr. LeBlanc said he would like to see some depth on the blank wall. Mr. Penney said a color rendering of the buildings is required. He said he would like to see details of signage, lighting, color, material and design details. Ms. Friedman said she would like to see landscaping details. -- - Mr. LeBlanc asked about the lines on the roof shown on the plan; Mr. Marcheselli said those lines denote the pitch of the roof. Mr. LeBlanc asked if the front elevation will be shingles; Mr. Marcheselli said they will be vinyl shakes. Ms. Ashman -Collins said the front elevations with the garage doors are not traditional New England design. Mr. Cleary said he would like to see the sidewalks on both sides of the site be redone. He asked if trees could be planted; Mr. Marcheselli said he could add small trees in front of each porch. He said there will be 10 feet between the sidewalk and the buildings. He said there is landscaping on the sides of the houses. He said a small flowering tree could be planted. A resident asked how the town can be developed more consistently; the board mentioned it will be updating the Master Plan and suggested residents get involved in that. Motion: To continue the public hearing to February 6, 2019 at 7:45 p.m. (McClanahan -LeBlanc) All in favor. PASSES Planning Board 1/23/19 Mr. Burke said this plan has been reviewed a number of times and thinks there are some technical issues to be addressed. He said the preliminary plan is not a recordable document and the board's decision only gives the applicant some direction. Motion: To approve the preliminary plan as shown, with the use of low impact development standards as shown on the plan (French -Ashman -Collins) Six in favor. Penney abstained. PASSES t UIe Mp e moo' - - P.. _._._ v Planning Board Articles Signage in RD Consensus was to submit this article for Annual Town Meeting. Amusement —Family Recreation Center Mr. Burke said he has been contacted by a developer about the amount of empty space in malls and possible reuse as mixed-use entertainment facilities, like a small bowling alley or arcade. The draft would restrict the use to less than 40,000 square feet and would not allow it to be in a standalone building. Mr. Cleary said the use could be something like IGolf, which also has a restaurant that serves alcohol. Mr. Burke said it would probably go best in the Il zone, rather than downtown; he said the idea is to fill an existing vacant space. The board discussed amending the existing Amusement Facility definition to include this use and looking at the zones where the use would be best allowed. Small Restaurants and Small Retail in PBD Mr. Burke said the board has discussed allowing small restaurant and retail uses in the business park, which could be located inside existing building. He said many businesses in the business park have their own cafeterias, but some do not because they have multiple tenants. Mr. French asked if the definition would accommodate a use like a Dunkin Donuts or Starbucks; Mr. Burke said it would. Mr. Cleary asked if the uses would be open to the public and need additional parking; Mr. Burke said they would be and would have to provide parking. He said if the use wasn't open to the public, it would be an accessory use and the parking would be included under the primary business. Mr. McClanahan said he doesn't think a full restaurant would succeed in the business park. Mr. Penney said as the business park changes from manufacturing to more offices, there will be more employees. The board discussed whether full-sized restaurants would be viable in the business park. Ms. Friedman suggested inviting someone who has made this change in a business park to speak with the board. Mr. LeBlanc asked if the Master Plan would address this sort of issue; Mr. Burke said it would. I3 Changes Mr. Burke said the board has discussed proposed changes to uses in the Industrial 3 zone. Mr. LeBlanc said his concern was that he didn't think the I3 and TOD overlay uses would be compatible. Mr. Burke said the Strategic Development Committee is looking at the TOD zoning, but will not be proposing changes to the underlying zone. Mr. Clemmey said it would not be financially viable to develop I3 land with both types of uses. Planning Board 1/23/19 Mr. W. Clemmey said there are B3 -zoned parcels throughout town and suggested making changing the West Street lots across from Shaw's to B3. Mr. French asked if that would be spot zoning. Mr. W. Clemmey asked to have town counsel look at that question. Mr. French suggested the landowners could put a covenant on the property to limit the potential uses. Mr. K, Clemmey said his word is good for what he has done in the Town of Mansfield. He said the board has to start utilizing the land that is here. He said the town planner talked about putting a coffee shop in the industrial park, which he doesn't think is a good idea. Mr. French said he was suggesting a covenant to bring some comfort to the residential neighbors. Mr. K. Clemmey said the six houses he owns are going to stay. He said they aren't going back on that land. Mr. French said the board has supported some of Mr. Clemmey's proposals and not supported others. Mr. K. Clemmey said the board does not support his proposals at Town Meeting. Motion: To adjourn at 10:20 p.m. (McClanahan- ) All in favor. PASSES Next Planning Board Meetin : February 6, 2019 at 7:00 p.m. C) Signature of Clerk Date of Approval Planning Board 1/23/19