HomeMy WebLinkAboutmin of planning brd 082207
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Planning Board Minutes
August 22, 2007 07 srp 13 P:\ 2: L. 8
Present: Tom French, Chair; Fred Armstrong, Clerk; Ken Torman, Jobn DeMassi, Doug
Annino, Mike McClanahan, Stan Feck "I ..' i C. L U
Alternate(s): Anthony Jodice ~1t\SS!-\CHUSETTS
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Motion: To appoint Mr. Armstrong Acting Chair (Torman-McClanahan)
Motion: To appoint Mr. DeMassi Acting Clerk (McClanahan- Torman) All in favor.
PASSES
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1. Minutes July 18, 2007
Motion: To approve as submitted (McClanahan- Torman) All in favor. PASSES
[Mr. French arrived at this time]
2. Special Permit to be signed - 321-339 School Street - Pinnacle Partners
Motion: To sign the special permit (Torman-French) DeMassi abstained. PASSES
3. Master Plan Committee applications. The board will discuss these applications at a
later time.
4. August 6, 2007 letter from Massachusetts Historical Commission re: Spring Brook
Cemetery
5. ZBA decisions: 111 Plain Street (Denied, negative PB recommendation); 419 South
Main Street (Granted, no PB rec); 12 John Street (Granted, no PB rec); 22 Chilson
Avenue (Granted, no PB rec); 32 Bird Road (Granted, no PB rec); 15 Plowshare
Court (Granted, no PB rec) ,
6. July Building Permit Summary
7. Public Hearing notices - Attleboro, Norton
8. The Beacon
[Mr. Annino and Mr. Feck arrived at this time]
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Mr. Fuller showed the board a truck route circulation route plan for the site. He said it is
similar to the plan proposed when the right-in, right-out onto Route 140 was to have been
constructed. Mr. McClanahan asked about that entrance. Mr. Fuller said they have not
had any updates, but said they have incorporated the possibility into their plans.
Mr. Fuller said the Fire Department has requested the elimination of the gates behind
Buildings D and J because of concerns about the gates failing and blocking access. Mr.
DeMassi said there was no opposition from the Fire Department prior to this. Mr. French
asked if the developer can work with the Fire Department on this issue. Mr. Fuller said
they had intended to install an automatic gate that would open and close with a sensor,
but the Fire Department is concerned about accessing the backs of the buildings. Mr.
Fuller said they can add signage to make sure the public doesn't access those areas. Mr.
Annino said he is not concerned with access, but with aesthetics; he said the gates act as
buffers. Mr. Fuller said they would be happy to install the gates if the board wants them.
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Dr. Torman said the gates should be installed, but said something should be worked out
with the Fire Department. Mr. Annino suggested asking Mr. Burke to talk with the Fire
Department.
Mr. McClanahan asked about the call boxes; Mr. Fuller said they are installing the
emergency call boxes and are using the same company and equipment the Fire and Police
Departments use.
Mr. Fuller said Mr. Azinheira has requested the proposed improvements to Old School
Street not be done at this time. Mr. Fuller said they will agree that if the town ever does
decide to do the remaining work on Old School, his company would come back and
complete the work. Mr. DeMassi asked if this would be a modification to the special
permit. Mr. McClanahan said there has been discussion about abandoning Old School
Street, so it wouldn't make sense to improve it now. Mr. Fuller said he would copy the
board on his correspondence with Mr. Azinheira.
Mr. Fuller said the variance for the pylon sign at Route 140 was denied and they will
install the pylon sign as originally approved. Mr. French said the board sent a negative
recommendation on that variance. Mr. DeMassi said he wants the pylon to go where it
was approved under the special permit and for the developer to continue to put pressure
on Mass Highway for the Route 140 entrance. Mr. Fuller said they worked hard with the
town to get that entrance, and everyone believed it would happen. He said they would
continue to work with the town to get it done, and they intend to build the right-in from
Route 140 when it is approved. Mr. Fuller said they have constructed the infrastructure
for that entrance right up to the state right-of-way line.
3. Special Permit PubJie Bearing - 279, 287, 295 School Street - Mansfield
Mark lace - Ken Heeht
The clerk read the public hearing notice.
Charlie Mulcahy, attorney for Mr. Hecht, explained this site is across School Street from
Mansfield Crossing. He said they are using the same architect as Mansfield Crossing and
the design will be similar. He said they have worked with town staff and the neighbors,
as well as with the developers of the adjacent parcels.
Matt Smith, Bohler Engineering, explained the site, which is 6.25 acres over three lots.
The westerly half currently has three single-family properties, the eastern portion is a
bordering vegetated wetland. The MBT A commuter rail is to the north, and to the south
is undeveloped land and the recently permitted Pinnacle Partners project. The
development's access will be directly across from the main entrance to Mansfield
Crossing, which will have a traffic signal.
Mr. Smith explained the proposal for two commercial buildings, one at 8,000 square feet
and one at 16,000 building. They have agreements with some tenants, including Sleepy's
mattress store and Chipolte Mexican restaurant for the smaller building. The larger
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building will have a PayWay Chinese restaurant, a Panera Bread or something similar,
and retail tenants. The restaurant uses will have outdoor seating areas.
The main driveway will be a divided roadway at the new signal being constructed for the
Mansfield Crossing entrance. There will be a single lane to enter the site at the main
driveway and two lanes leaving the site; a dedicated left turn lane and a lane to go
straight or to turn right. There will also be a Right-In, entrance-only driveway at the
easterly side of the site.
Mr. Smith said the easterly side of the site has a large wetland area and the have filed a
Notice of Intent with the Conservation Commission.
Traffic throughout the site is two-way, but they expect the primary vehicular traffic will
be at the front and sides of the building. The area at the rear of the buildings is expected
to be for service vehicles. Trash enclosures are all shown at the rear of the buildings.
Mr. Smith said there will be pedestrian access into the site from the east. The site is
currently flat, but will be filled to get proper drainage. The maximum fill will be five feet
and there will be cuts of a couple of feet. There will be no substantial grade change.
There will be two one-to-four foot high retaining walls, one at the far east and one at the
far west of site.
Mr. Smith said the storm drainage design complies with the town's town and DEP's
requirements. He said the proposed flows will be less than existing flows, with two
above-ground detention basins adjacent to the wetlands and one underground parking lot
basin. The site will be serviced by public utilities and Mr. Smith said they have worked
with DPW to make sure they can get the utilities in before final paving of School Street.
Mr. Smith said they have 50% open space on the site.
The lighting plans show 35-foot high poles with 400-watt fixtures. The average
footcandle reading is five. There will be decorative light fixtures along the front of the
buildings and along the pedestrian walkway to the site; the fixtures will be the same as
Mansfield Crossing.
Mr. French asked if this plan requires any variances. Mr. Smith said it conforms to
zoning; however he said they will be seeking some relief for signage.
Mr. French asked about the loading docks; Mr. Smith said there will be no docks, just
pads, with all deliveries at the rear. The loading doors will be typical service doors, not
roll-up loading doors.
Mr. French asked if they will be required to have a separate loading zone for the trucks to
pull up and stop. Mr. Smith said the westerly side of the site shows a 14'xI6' loading
area; he said it would not be a striped area. Mr. French said that is a two-lane drive aisle.
Mr. Smith said he expected the delivery times would be during off hours.
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Dr. Torman asked about fire truck movement. Mr. Smith presented a plan showing the
template of the fire truck going around the site.
Mr. McClanahan asked about loading at the second building. Mr. Smith said the trucks
would come into the back and pull up to a door. He said an 18-wheel truck would be able
to access the back of the buildings, but added most of the deliveries would be smaller
trucks. Mr. DeMassi asked if there would be long-term standing trucks. Mr. Smith said
there would not be.
Tim Letton, Greeman-Pedersen, presented the board with a summary of the traffic study.
They looked at School Street between and at the intersections with Route 140, Mansfield
Crossing and School StreetIPlymouth Street. They gathered existing traffic volumes,
turning movements and speed data and found 85th percentile speeds between 39-42 mph
on School Street. They also looked at accident data at two of the intersections and found
a number of accidents at Route 140 intersection. He said with the Mansfield Crossing
improvements, safety at that intersection should be increased. He said they did not find
any accident problems at Plymouth Street.
The site will be accessed via two drivesways; across from Mansfield Crossing with a left-
turn lane eastbound onto School Street and right-turn to go west on School Street or
straight lane across to Mansfield Crossing. The second ingress will be a right-only from
westbound on School Street, which Mr. Letton said he hopes will lessen impact on the
Mansfield Crossing intersection.
Mr. Letton said there are no sight distance problems.
Mr. Letton said they looked at traffic numbers from other developments. He said this
development would add just over 200 new vehicle trips during the afternoon peak, and
just under 300 during the Saturday mid-day peak. He said the distribution is 10% of trips
coming to the site from the west, and 90 from east. Leaving the site, 55% will head to
Route 495, 45% to Route 140. He said this is the same distribution they used for
Mansfield Crossing.
Mr. Letton said the Route 140/School Street intersection will operate at level C or better
at afternoon and Saturday peak times; the School Street driveway to this site will operate
at level C or better. He said the School/Plymouth intersection will operate at half capacity
with less than three cars in line. Mr. DeMassi said there is much more traffic than that
when the Plymouth Street soccer fields are operating. Mr. DeMassi asked if there are
comparable intersections that are service level B; Mr. Letton said he didn't know of any
and said level C is considered desirable.
Mr. Letton said beyond the study area, this development will only add one car every two
minutes at any intersection. He said the three existing residential driveways will be
consolidated into one drive. He said he found the traffic generated by this development
will have a minimal impact on the three study intersections.
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Mr. Letton said the lanes shown on his plans are part of the Mansfield Crossing School
Street plans.
Mr. DeMassi said he thinks drivers will use West Street as a way to avoid this
development during busy times and asked if there was a study of that intersection. Mr.
Letton said they did not look at that intersection.
Mr. Letton noted the Mansfield Crossing project is required to report traffic once a year
for five years per its MEPA study.
Mr. DeMassi asked if pedestrians will be able to walk from this site to Mansfield
Crossing. Mr. Letton explained there is an existing sidewalk along north side of School
Street, and a sidewalk heading to the west side of Mansfield Crossing. He said they are
anticipating a pedestrian crossing with wheelchair ramps and sidewalks on both sides,
with a demand "Walk" signal. Mr. Annino said the sidewalk is on the wrong side; Mr.
Letton said that was used because that sidewalk is at a controlled crossing. Mr. Annino
said the exit looks too wide; Mr. Smith said they could look at narrowing that lane.
Mr. DeMassi asked if there are parking spaces in front of the dumpsters behind the
smaller building. Mr. Smith said there are and they would expect that area to be overflow
parking. He said there are 21 parking spaces in front of the smaller building. Mr.
DeMassi asked if those spaces are required for the development to meet the parking
calculations. Mr. Smith said they are. Mr. French said he doesn't recall an approved
project with parking next to dumpsters. Mr. Smith said they would look at that. Mr.
French asked if there are any other areas where there is parking in a dumpster area. Mr.
Tobin said there are six spaces behind the building to the west. He said they would look
at those spaces.
Tim Tobin, architect, showed the board building elevations, which incorporate the design
and materials from Mansfield Crossing. He said they are confident about the tenant mix,
but there may be some changes. They intend to use the same sign criteria as Mansfield
Crossing; for main building signs, they will allow one square foot of sign for each linear
foot of frontage. There has been some discussion about installing singage at the back of
the buildings. The two pylon signs will be similar to Mansfield Crossing; one will be for
the tenants and the other for the name of the center. The pylon sign will be to the east of
the main driveway and the monument sign will be at the right-in driveway.
Mr. Tobin said they may be going to the ZBA to allow the signs to be 25 feet high. Mr.
Hecht said they plan to restrict the building signage, so even with larger pylons, they will
still be under the maximum amount of signage allowed.
Mr. Annino said he is pleased this developer is working with Weiner and tying the
designs of the two developments together. He asked about the colors. Mr. Tobin said as
they sign leases with tenants, he will return to the board. Mr. Tobin said they plan to
have a clock tower and use the same lighting elements.
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Mr. DeMassi asked if the roof will hide the mechanical equipment; Mr. Tobin said it
would.
Mr. DeMassi asked if there is a walkway around the back of the buildings; Mr. Tobin
said there is not. Mr. DeMassi asked if the doors would open into travel lanes. Mr.
Tobin said they want at-grade loading areas and the doors will be protected.
Mr. DeMassi asked to see details of how the outdoor seating would be controlled. Mr.
Smith said they would only be accessed from the inside and would have wrought iron
fencing.
Mr. French asked if any of the restaurants would serve alcohol; Mr. Hecht said under this
application, they will not. He said if the restaurants want to go back later to secure liquor
licenses on their own, they may. Mr. Tobin said he would design the outside seating
areas to secure them.
Mr. Annino asked about bike racks; Mr. Hecht said they are looking at installing them.
Mr. Annino asked if the hardscape details will be shown; Mr. Tobin said they would be.
Mr. DeMassi asked about drive-up windows. Mr. Hecht said there would not be drive-
ups in this development. Mr. French said if this permit is granted, there would be a
condition that there be no drive-up service.
Mr. DeMassi asked about the concrete base on the light poles; Mr. Annino said the poles
in the islands don't need those bases.
Mr. DeMassi asked about security, especially for employees parking in the back. Mr.
Hecht said he would look into it. Mr. Tobin said he would talk with Mr. Fuller about the
details of the security system Mansfield Crosisng is installing. Mr. Smith said the backs
of the building are fully lit.
Dr. Torman asked about a barrier between the property and the rail line. Mr. Smith said
if there isn't one there already, they could add one. There is a chain link fence on MBTA
property along the rail line, but Mr. Tobin said they can add a second one that they would
maintain.
Mr. McClanahan asked about snow removal. Mr. Smith said there is room at the front of
the site in the landscaped areas for snow storage and some storage at the rear. Mr. French
asked for a snow removal plan.
Department Head Comments
The clerk read memos from Engineering, Conservation, Water and Mr. Burke, as well as
responses from Bohler Engineering.
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Public Comment
Nancy Wall, 78 West Street, asked ifthere are public restrooms in the development. Mr.
Smith said there would be restrooms in the restaurants. Ms. Wall asked about the
outlying intersections, specifically West/School/Copeland; Mr. Letton said they would be
adding one car every two minutes to those intersections. Ms. Wall asked about traffic
taking a left out of this development would conflict with traffic turning right out of
Mansfield Crossing. Mr. Letton said they would not conflict. Mrs. Wall asked if the
five-year monitoring under the MEPA permit could include the West/School/Copeland
intersection; Mr. Letton said they could probably add that intersection.
Mr. Annino asked for screening around the transformer at the front of the site. Mr. Tobin
said they have to leave 10 feet clear around the transformer per the Light Department, but
would plant beyond that.
Motion: To continue the public hearing to September 26,2007 at 8:30 p.m.
(McClanahan-Feck) All in favor. PASSES
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The clerk read the public hearing notice.
John Guszkowski, CME Associates, representing the applicant, explained the location of
the site south of the Tweeter Center and north of the Norton town line. The proposal is
for a convenience store/gas stationIDunkin Donuts at the front of the site, which has two
existing buildings at the back. This will use the lower 1.28 acres.
Mr. Guszkowski said they have addressed the major concerns with the revised plans. He
said Mr. Burke's major concern had been traffic; they are proposing to add a second
driveway at the north end of the property. Mr. Guszkowski said EarthTech has done a
traffic study, which has been submitted to the Police Department.
Mr. French asked the level of protection required for the gas station. Scott Young, CME,
explained the state fire marshal has jurisdiction for the fire suppression under the canopy,
so a separate permit will be needed. Mr. Young explained there are grooves around the
edge of each pump that will hold 13-14 gallons of fuel in case of a spill. The drainage
system includes catch basins around the site and high points so water cannot leave the
site. The catch basins have deep sumps with a vortex unit for sediment and an oil/water
separator. The vortex unit has a 300-gallon capacity. Nothing will be discharged
underground. In the event of a spill, a licensed hauler would be brought in. There will be
a maintenance plan for the oil/water separator.
Mr.DeMassi asked what chemicals are used in the fire suppression system. Mr. Young
said that is done through the fire marshal's office and he would get the information. Mr.
DeMassi sad he is concerned because of this site's proximity to wetland areas and the
reservoir. Mr. Guszkowski said they are installing an additional fire hydrant on the site.
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Mr. DeMassi asked why the second entrance is necessary. Mr. Young said it is intended
to keep the traffic flow moving. Dennis Flynn, Earth Tech, said most of the customers
will be "pass by" trips, and the two driveways will provide easier and safer circulation.
Mr. Jodice asked if there would be a "No Left Turn" sign to prevent left turns from the
site onto South Main Street. Mr. Young said that is not planned. Mr. Jodice asked about
queueing in the parking lot. He said the music studio at the back of the site is very busy,
especially after school.
Mr. French asked if the traffic study has been submitted; Mr. Flynn said it has not been.
Mr. Jodice asked about a traffic signal; Mr. Flynn said there won't be enough traffic for a
light.
Mr. Flynn said they have collected volumes and turning counts, and calculated the
driveway will function at level of service D.
Mr. Jodice asked if there will be additional business added to the site; Mr. Richard said
the site has about 3,000 square feet of unleased space, so there will not be much more
added to the site.
Mr. DeMassi asked if there will be a drive-up window. Mr. Young said there will not be.
Mr. French asked if the Mass Highway curb cut permit has been applied for. Mr. Young
said it has, and they have received a response letter. He submitted a copy.
Mr. Guszkowski explained the building will be 4,200 square feet and have a Dunkin
Donuts walk-up area and an ExtraMart convenience store. There is a landscaped strip in
front of the building and a small loading area in the back with a small shed. There will be
no indoor seating for the Dunkin Donuts.
Mr. DeMassi asked about the parking calculation. Mr. Guszkowski said they used one
space per 200 square feet of floor area, plus five employees. He said that doesn't include
the parking spaces under the canopy.
Mr. McClanahan asked if liquor would be sold; Mr. G. said that is not part of the
proposal.
Mr. French asked when the traffic study would be done. Mr. Flynn said he expects it to
be done next week.
Mr. DeMassi asked the largest shift; Mr. Young said five employees.
Department Head Comments
The clerk read a letter from the Airport Commission and memos from Water, Police,
Fire, Engineering, Electric, as well as responses to those comments.
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The clerk read a letter from Mass Highway regarding requirements for the curb cut
permit.
Public Comment
The clerk read a letter from Helen Bielan, 900 South Main Street, requesting the
ExtraMart not be allowed to run 24 hours a day.
The clerk read a letter from Dr. Kenneth Edmonds regarding negative effects of this
development on Mrs. Bieland's chemical sensitivities.
Board Comment
Mr. Jodice said he is concerned about the traffic and would like to see the traffic study.
Mr. Feck said that study should include existing traffic on this site.
Mr. DeMassi said he is more concerned about the traffic movements than about the
additional volume. He suggested a lot of the problems may be eliminated by eliminating
the second access drive.
Mr. DeMassi asked about hours of operation. Mr. Guszkowski said the proposal is for a
24-hour operation and they have taken care not to create hazards off premises. He said
there wouldn't be a great deal of new traffic generated because of this site. He said the
lighting plan shows less than one-half footcandle at the perimeter of the site.
Mr. DeMassi said the maximum footcandle on the plan is 99 and asked if it needs to be
that bright. Mr. Annino said that is much too bright and will definitely be seen off-site,
and will annoy the neighbors. Mr. Guszkowksi said the footcandle estimates are upon
installation of the lights, which have a burn period of about six months and will fade over
time. Mr. Guszkowski said this parcel is in an industrial zone; Mr. Annino said it abuts
residential uses and that has to be considered. Mr. French said the special permit can
condition the maximum footcandles.
Mr. DeMassi asked about the three fuel tanks. Mr. Annino asked if they are underground
tanks because the plan does not say they are. Mr. Young said they would add a note
describing the underground tanks. Mr. French asked if the gas tanks will be enclosed in
concrete tanks; Mr. Young said they will not be, but are double-walled tank. Mr.
DeMassi suggested including a condition that the tanks be installed according to the Fire
Department or Fire Marshall requirements.
Mr. DeMassi asked about the fence; Mr. Guszkowski said it is a six-foot high wooden
fence with wooden gates.
Mr. DeMassi asked that all the species and sizes shown on the landscape plan be
described on the plans.
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Mr. Armstrong said he is concerned about this use at this location. He said there will be
three buildings stacked on one lot, with a very active use at the front and a business with
a lot of children at the back. He said the board also has to consider the effect of this use
on neighboring properties.
Mr. Annino said the pavement matching detail should be shown on the plans. He asked
what the stone detail at the entrance is. Mr. Young said that is for erosion and
sedimentation control during construction. Mr. French asked where the cars using the
existing businesses would go during construction. Mr. Young said they would use the
existing driveway; Mr. French said that doesn't appear to be wide enough for two-way
traffic.
Mr. Annino asked to see dimensions on the plans; Mr. Young said he would add them to
the plans.
Mr. Annino asked to see different elevations and a color board, as well as building and
canopy heights. Mr. Young presented a materials board. Mr. Guszkowski said the
canopy has a height of 15 feet underneath. Mr. Annino said the canopy is too big.
Mr. Annino asked to see cuts of the light fixtures, and where the fixtures are located
within the canopy.
Mr. Annino asked for a detail of the shed and what would be stored in the shed.
Mr. Annino asked about the rooftop equipment; Mr. Young said they would provide a
rear view of the building.
Mr. Annino asked for a note about the traffic striping.
Mr. Annino asked if the planting beds are mulched and whether the landscaping will have
an irrigation system. He suggested doing something to the back of the building that will
make it easy to maintain, like paving the area.
Mr. Annino asked where the roof drainage is going. Mr. Young said it will go into a
detention basin at the side of the site.
Mr. Annino noted handicapped signs should be located on the plans.
Mr. Annino asked about the material to be used for the dumpster fence; he suggested
cedar.
Mr. DeMassi asked to see the turning movements for a fire truck.
Mr. French asked about the Mass Highway letter; Mr. Young said they will respond to
that next week.
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Mr. Annino asked if the water will remain on site; Mr. Young said it would. Mr.
DeMassi said the board should know the open space calculation and a full stormwater
calculation for the whole site. Mr. Guszkowski said the RIM stormwater calculations
included future development of this part of the site. Mr. Annino asked for that to be
included on one plan.
Mr. Guszkowski said they have added some additional green space throughout the whole
site, for a total of 32.5%.
Mr. DeMassi asked if this special permit on part of the site means it is a special permit
for the whole site, despite the other two buildings having been done under site plan.
Public Comment
Nancy Pimental, 259 Mansfield Avenue, Norton, asked that the gas station not be
allowed to be open 24 hours.
Motion: To continue the public hearing to October 10,2007 at 8:00 p.m. (Feck-
McClanahan) All in favor. PASSES
1 6. Around the Table
1 7. Publie Comment
Motion: To adjourn at 11:15 p.m. (Torman-McClanahan) All in favor. PASSES
Nextmeeti iWe
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Signature of Clerk
y, September 12,2007 at 7:30 p.m.
I IIJ Iv'!
Date 0f Approval
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