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HomeMy WebLinkAboutPlanning 03/25/2019Planning Board Minutes March 27, 2019 Present: Donald Cleary, Chair; Richard LeBlanc, Clerk; H. Thomas French, Beth Ashman - Collins, Mike Feck Alternates Sharon Friedman and Joe Cerretani Shaun P. Burke, Director of Planning and Development; Jennifer Davis, Admin. Secretary March 13, 2019 minutes Motion: To approve as submitted (Feck-Friedman) All in favor. PASSES [Mr. Cerretani and Ms. Ashman -Collins arrived at 7:03 p.m.] 2. March 21, 2019 email from Joe Yanes, Triumph Signs re: Red Roof Inn signage/lighting Mr. Burke explained the request for red accent lighting wall sconces on the third floor. He said he understands the effort to rebrand the hotel and dress up the building, but recommended not approving the change. Ms. Friedman said she has seen a building in Boston lit up with these sconces using white light, which she said shed more light on the building than necessary. She said red would not be a preferred color to light a building. Mr. LeBlanc asked if this was originally a special permit; Mr. Burke said it was. Mr. Cerretani said if the new lighting would only illuminate the building and not spill over onto other buildings, he said he wouldn't have a big problem with it. Ms. Friedman said she would be concerned about setting a precedent. Mr. Cleary said the self -storage building on Rout 140 has similar lighting; Ms. Ashman - Collins said that building is fairly unattractive. Ms. Friedman said the town does not permit neon or flashing lighting or signs. Ms. Ashman - Collins said interior -lit signage is not a style used in the business park. She said she does not think the light proposed to wash the front of the building is necessary. Mr. Feck said he understands this is part of the hotel trying to rebrand itself, but said he would be concerned about setting precedent. Mr. Burke said he would be concerned about other businesses abutting the highways coming in for similar lighting and signage. Ms. Ashman -Collins said the board has allowed extra lighting on other buildings to highlight architectural features, but this is intended to light up the whole building. Planning Board 3/27/19 Ms. Friedman asked if the building already has linear roof lighting; Mr. Burke said it does not. Ms. Friedman said she thinks this would be too much. Mr. French said he is encouraged the owners want to improve the building; he said the existing building is non-descript and dated, and said the lighting would have minimal impact to residential abutters. Mr. Feck said he is in favor of supporting businesses in town, but would be concerned about this happening on other properties. Mr. French said because this was a special permit, the board can find there is a unique circumstance and not be concerned about setting a precedent. Mr. Feck said the board could specify what changes it approves, for example only the eight wall sconces on the front of the building as shown on the plan. Ms. Ashman -Collins said red would be the lowest -impact nighttime lighting. Motion: To approve the eight wall sconces on the front of the Red Roof Inn building as shown on the plan attached to the March 21, 2019 email from Joe Yanes, Triumph Signs to Robert Blackman, Inspector of Buildings/Zoning Enforcement Officer (French -Ashman -Collins) Five in favor. One opposed. One abstained. PASSES 3. Public Hearing Notices — Easton, Plainville, Sharon Attorney Valanzola introduced Anthony Donato, Dannell Baptiste, Nickolas Dewhurst, Josh Swerling, Bohler Engineering; Andrew Pepoli, Spaulding & Slye Investments; and John Scanlon, SN Consulting Group Attorney Valanzola explained the location of the proposed 49,900 square foot, 36-foot high office/warehouse on 2.8 acres of land at 520 West Street. He said they have met with department heads and there are still outstanding items. Mr. Donato explained the proposed project is in the PBD. He said there are similar facilities in the PBD zone. The plan includes six tractor -trailer bays and parking for 36 vehicles, enough to accommodate 3,000 square feet of office space and the warehouse. The water, sewer, electric and fire lines will come from West Street. The proposed trash enclosure will be fenced at the south end of the site, near the loading docks. Site lighting with have LED fixtures and be shielded, and will not spill onto adjacent properties. Mr. Donato said they will mitigate runoff by incorporating a subsurface infiltration system under the parking lot, which will collect parking lot and roof runoff. The outlet and detention basin will run parallel to West Street; the detention basin will be bermed above the West Street elevation and will be fenced and landscaped. The site is currently undeveloped, and the drainage sheet flows to the south and east, toward 33 Suffolk Road. There will be no increase in peak runoff. 2 Planning Board 3/27/19 Mr. Donato said there is an existing driveway allowing access to 33 Suffolk Road, which will be maintained. He said there is another driveway to access 33 Suffolk. Mr. Donato explained truck traffic will exit to the west toward Forbes Boulevard, and they will add direction signage. Mr. Donato said the landscaping will be improved with 22 new trees, 125 shrubs, 55 evergreens and 90 low growing juniper shrubs. Mr. Donato said they met with department heads on March 14, have submitted revised plans and spoke with Mr. Alves and Mr. Burke yesterday. He said he understands Mr. Alves has some outstanding issues. Mr. French asked if the site conforms to zoning. Attorney Valanzola said it conforms and they will not be asking for any relief. Mr. Donato explained the parking table. Mr. LeBlanc asked about the materials and colors; the building will have metal panels with a base of cultured stone. The roof will be flat and drainage will be collected in the detention basin. Mr. French noted the parking table says the required parking is "unknown." Mr. Donato said there is no tenant for the building yet. Mr. Burke said office space requires one space per 200 square feet and the warehouse use requires one space per employee on the largest shift. Ms. Friedman said the building is being built on spec and noted there are already several empty spaces in the business park. Mr. Pepoli said his company owns eight other buildings of varying size in the park so they can market to different tenants' needs. He said if their vacancies increase, they may wait to build this building for a specific tenant. Ms. Friedman asked about using solar panels on the roof. Mr. Pepoli they consider solar as an option with each building, but it depends on whether there is local capacity. Ms. Friedman suggested the roof could house a garden. Mr. Cleary asked if the landscaping plants are all native; Mr. Donato said they are. Department Head Comments The clerk read memos from Mr. Burke and Chris Cox, MMED. Mr. Donato said the light poles are 20 feet and the lights are LED. A berm and additional landscaping have been added at West Street, along with another light pole at the intersection side of the building and gooseneck lamps at the front of the building. Mr. Donato said they have talked with Mr. Cox and thinks they are on the same page. He said they will find alternate poles on which to run their electrical service. Planning Board 3/27/19 Mr. Burke said Mr. Alves has not completed his drainage review. Mr. Cleary said he is concerned the whole site drains to one culvert. Mr. Cerretani suggested the applicant talk with the owners of the daycare center across West Street. Ms. Friedman said she understands the economics of this development, but is reluctant to lose the greenspace. She said she would like to see Mr. Alves's comments before voting on this. Mr. French said this looks like a good plan, is an appropriate use and would fit in. He said there may be an issue getting a truck in and out of the parking space closest to West Street. Mr. Donato said he would look at that. Ms. Ashman -Collins asked about the berm in front; Mr. Donato explained the berm is about three feet high with a fence at the top back and landscaping. There is no sidewalk along West Street. Mr. Cleary asked if this is the last vacant lot in the business park; Mr. Burke said there are two other vacant lots. The board has approved a plan on one, but it has not been built yet. Mr. Pepoli said his company's occupancy rate is about 90%. Mr. Burke said they talked about adding a catch basin, but could not add it to existing manhole. He asked if Mr. Donato has looked at adding a second manhole. Mr. Donato said they have looked at that and would add a catch a basin the gutter line, tied into the manhole. Mr. LeBlanc asked if the caliper of the trees is adequate; Mr. Burke said it is. Mr. Burke recommended continuing the review until Mr. Alves has completed his review. Mr. LeBlanc asked how long the site plan approval is good for. Mr. Burke said there is no zoning freeze with site plan, so the plan would be good until the zoning changes. The site plan will be continued the site plan to April 24, 2019 at 7:05 p.m. 23 Church Street — To split the existing 13,000 square foot lot into two 6,500 square foot lots. The board recently approved a special permit for two duplexes on this lot, and the title attorney would like to have an ANR separating the existing lot into two. The property is in B2, which has no frontage or area requirement. Mr. Burke recommended endorsing the ANR. Motion: To endorse the ANR plan (Feck-Ashman-Collins) All in favor. PASSES 4 Planning Board 3/27/19 Phil Cordeiro, Allen & Major Associates and Josh Welty, owner's representative Mr. Cordeiro explained the modifications proposed by the new owners, including 1. Revised parking configuration on the southwest side of site to avoid an abutter's shed and fence 2. Curbing material modification to change from sloped granite curbing to bituminous cape cod berm; vertical granite to sloped granite within the site. 3. Screening/sound fence along the tracks at the rear of property 4. Revised limits of unit pavers 5. Elimination of seating walls and raised planters 6. Revision to number of decorative brick piers along Oakland Street 7. Revisions to internal lighting Mr. Cordeiro said the courtyard at the back has been redesigned to show either the chain link fence and vegetative screening, or chain link fence with stockade fence along rear of courtyard with screening. He said the courtyard area has been returned to its approved special permit state and they decided the privacy fence along the back of the courtyard area would have been ineffective. They are still proposing a mounded landscaping area with plantings and the seating wall. Mr. Cordeiro said the landscaping would be deciduous hardwoods along the back of the patio area. Mr. Cordeiro explained Option 1 is the chain link fence with privacy mesh, a 6-foot high wooden stockade fence, low level shrubbery, trees, seating wall and planted berm, Mr. Cordeiro explained Option 2 is the chain link fence, trees and courtyard berm seating wall. Ms. Friedman asked about the seating; Mr. Cordeiro said they are showing two benches and the stone seating wall. Ms. Friedman asked about the landscaping around the entrances; Mr. Cordeiro said there is a small green space at each entrance with lawn and small shrubs. Ms. Ashman -Collins said she likes Option 2 with the trees and lawn and she doesn't think the privacy fence is necessary. Mr. Cordeiro said they think the privacy fence would be redundant. Mr. Feck asked about the trees; Mr. Cordeiro said they are using the crabapples that were proposed on the original plan. Ms. Friedman asked what would happen if the residents do not like the patio area and want a privacy fence. Mr. Welty said he thinks the residents will understand their units are next to a public area. He added these are rental units. Ms. Ashman -Collins said there is definitely a market for converted industrial space in this area. Ms. Friedman said she is a proponent of historical reuse, but is concerned this development will not provide opportunities for ownership. Mr. Welty said it is possible the units may change from rental to owner -occupied over time. Planning Board 3/27/19 Mr. French said he likes Option 2. Mr. Cerretani said Option 1 seems to have more plantings than Option 2. Mr. Cordeiro said Option 1 has more shrubbery; Mr. Cerretani said there should be more shrubbery with the chainlink fence. He said he likes the trees. Mr. Feck said he likes Option 2 and is glad they have gone back to what was originally approved. He suggested adding some shrubbery between the trees. Ms. Friedman said she likes Option 2. Mr. LeBlanc said he likes Option 2, but said there should be more plantings. He said he isn't sure the mesh screen will visually enhance the area; Mr. Welty said it will be more attractive than a view of the chain link fence. Mr. LeBlanc asked if the barbed wire is still in the fence; Mr. Cordeiro said it is. Mr. LeBlanc asked about having it removed. Mr. Welty said it would not impact them financially. Mr. Burke said he would not want to remove the barbed wire and risk encouraging people to climb the fence to get onto the train track. Mr. Welty said the existing fence is 10 feet tall. Mr. Feck suggested leaving the decision about the barbed wire up to the developer. Mr. Welty said the barbed wire is on the track side, so it would prevent people from entering their property from the tracks rather than the other way around. Mr. Welty said the mesh screening will help prevent people from getting a handhold on the chain link fence. He said the fencing would look nicer without the barbed wire. Mr. Welty said any work within 15 feet of the tracks will have to be done between 12 pm and 4 am; he said he expects that work to take about three nights. Mr. LeBlanc asked if parking spaces will be lost; Mr. Cordeiro said there is a stair tower element on the corner of the building that will result in the loss of two spaces. Mr. Burke said the site was originally 12 spaces over the requirement, so they will still comply. Motion: To approve the following non -significant changes to the approved Chocolate Factory special permit as presented by the new ownership of the Chocolate Factory in accordance with the plans of "The Chocolate Factory 150 Oakland Street Mansfield, MA," dated March 2, 2016 and revised February 4, 2019, by Allen & Major Associates, Inc., and in accordance with the three -page sketch plan provided in the March 21, 2019 email from Philip Cordeiro, PE. Based on review and discussion of the proposed plan revisions, the board agreed to the following minor modifications: 1. Revised parking configuration on the southwest side of site to avoid an abutter's shed and fence and the reduction of two parking spaces on the northwest side of the building; 2. Curbing material modification to change from sloped granite curbing to bituminous cape cod berm and vertical granite curbing to sloped granite curbing within the site; 3. Revised screening/sound fence along the tracks at the rear of property including the elimination of the wood fence, existing chain link fence to remain with the addition of black mesh; 4. Revised limits of unit pavers and changed to stamped concrete pavers; Planning Board 3/27/19 5. Revisions to low seating wall at the northwest corner of the building per Option 2 per sketch dated March 19, 2019 and raised planters (*see below); 6. Revision to the number of decorative brick piers along fence along Oakland Street from 37 to eight piers; 7. Revision to the number of internal bollard lighting from 42 to 26 bollards. *Based on the three -page sketch plan provided in the March 21, 2019 email from Philip Cordeiro, PE, presented at the March 27, 2019 Planning Board meeting, including privacy mesh on the fencing, the addition of the wooden stockade fence and the outdoor patio design with continuous seating bench around the raised landscaping bed. (French-Feck) All in favor. PASSES Mr. Burke said the East Street dog day care ZBA decision has been appealed and there is a pre- trial conference scheduled for April 9. However, the Taunton courthouse is closed for renovations and there is no indication where that conference will be held. The site plan is scheduled on the Planning Board's April 10 meeting, so it will likely be continued. Mr. Cleary asked about the status of the appeal of the medical marijuana facility on West Street. Mr. Burke said that trial is scheduled for April 23 in Taunton. Ms. Friedman said she attended a transportation conference sponsored by the Rhode Island chapter of the American Planning Association. They discussed issues around encouraging street smart planning, bike, pedestrian and vehicle paths and public art. One of the presenters was Yarrow Thorne, who talked about using private funding to promote public art and conducted a tour of Providence. Ms. Friedman said that would require a combination of education, professional development, wayfinding, tours and ambassadors to talk to people. Other presenters talked about a bench design project involving RISD students to encourage foot traffic; connecting neighborhoods with well -marked, well -lit walking paths; and increasing intersection safety for pedestrians and bicycles. She said Mansfield has a huge opportunity to look at these issues with the work being done on the downtown, historic district and TOD overlay district. She said Mr. Thorne said he would be willing to visit. Mr. Cerretani said he likes the idea of temporary art installations so the pieces can be changed; Mr. French said the North and South Commons could be good locations for that. Ms. Friedman said the TOD area will provide a good opportunity to integrate features like art and walking paths, not just buildings and parking lots. Mr. French said it would be great if Mr. Thorne would come to the board; Ms. Ashman - Collins suggested inviting some Wheaton art students. Mr. French asked about CIP; Mr. Feck said CIP will meet April 4. Mr. French asked about the Town Manager's Strategic Planning Committee and TOD zoning; Mr. Burke said that will not be going forward for Annual Town Meeting, but will go to a Fall Town Meeting. 7 Planning Board 3/27/19 Mr. LeBlanc asked about adding a sunset provision to site plan. Mr. Burke said unless zoning changes, a site plan stays alive forever, like a subdivision. Mr. LeBlanc said standards change on things like drainage. Mr. Burke said if there was a substantial enough change, the site plan would have to be changed. Mr. LeBlanc asked the board to consider sending a letter to the Police Chief reminding people not to park on the sidewalk, particularly downtown. Motion: To send the Police Chief a letter asking him to remind drivers not to park on sidewalks (LeBlanc -Ashman -Collins) All in favor. PASSES Mr. LeBlanc asked the rental/ownership percentage in Mansfield; Mr. Burke said 27.8% of residents are renters. He said Foxboro's percentage is around 34%. Mr. Feck said that percentage will be different for each community. Mr. LeBlanc said he favors ownership, but also thinks there should be a balance with rental properties. Mr. Burke said a town's housing market should be diverse so the town's population is diverse. He said Mansfield used to be a blue-collar community, and has gone upmarket over the last 30 years. He said many of the people who helped make Mansfield the type of community that people want to live in now are retiring and looking for alternatives to single-family homes. Ms. Friedman agreed there should be a mix of housing and said she understands commuters want to rent, but is concerned people who rent for a year or two are not invested in the community. She said she would like to plan to have lots of housing opportunities, as well as opportunities for people to get involved in the community. She said she is an advocate of affordable housing, but is concerned the rent for new apartments is out of reach for a lot of people. Mr. Burke said the town appreciates the people who volunteer to serve on boards and committees, because not everyone who lives in town is able or willing to serve. Ms. Ashman -Collins asked if the board should consider the ownership structure of a proposed development; Mr. Burke said that issue is not in the board's purview and said the dollar value comes back to the town with either rental or ownership through property taxes. Mr. Burke said the town has talked with Standard and Poor, and the town's rating may be raised to AAA, which would positively impact future borrowing. He said Mr. Stanbrook is doing a phenomenal job and the town has great financial management policies. Mr. French said the public safety complex has been added to the town's debt, but there are a number of other things, like the Jordan -Jackson School, that have recently come off the books. Motion: To adjourn at 9:20 p.m. (French- ) All in favor. P Next Planning Board Meeting: April 10, 2019 at 7:00 p.m. r G-Signature of Clerk Date of Approval Planning Board 3/27/19