PLANNING BOARD
MINUTES
June 14, 2007
Members Present: Bob Davis, Mike Czarnowski, Ed Harrop, Jim Throckmorton, Stan Widak (7:30)
Also Present: Amy Love, Town Planner
The Plainville Planning Board held its meeting on Thursday, June 14, 2007 at the Senior Center.
Motion to open the meeting at 7:05 p.m. by Jim Throckmorton, seconded by Bob Davis, approved 4-0-0.
Motion to open the public hearing at 7:05 p.m. by Jim Throckmorton, seconded by Bob Davis,
approved 4-0-0.
Public Hearing - Mirimichi Estates - Modification
Present: Ed Brennan, Esq.
Glenn Ofcarcik, Tilton and Associates
The applicant came before the Board with a modification to shorten Turtle Brook Rd. approximately 150 feet. This request is due to losing two lots at the end and pulling the project out of the 200 foot riverfront buffer. The drainage has not changed even though there has been a reduction in house lots and pavement.
Robin Pollock, 59 Walnut St., asked if the Board had received the Conservation Commission's comment letter and was told yes. Motion to approve modification 81-W Mrimichi Estates with the reduction of two lots and existing conditions still remain, by Jim Throckmorton, seconded by Bob Davis, approved 4-0-0.
Matthew Mullally, Earth Tech said that no engineering review was necessary. The Board requested that the filing fee be paid.
Public Hearing - Lowe's Special Permit - Modification
Present: Dave Simmons, Angle Tree Consulting
Ken Nickerson, Landscape Architect
Ed Boiteau, Rizzo and Associates
Motion to open the public hearing at 7:05 p.m. by Jim Throckmorton, seconded by Bob Davis,
approved 4-0-0.
The revised plan was developed in response to the Board's concerns from a site walk regarding the buffer area on the south side. The design of the retaining wall (25 feet) requires tie backs and in order to do this, an additional 38 feet of excavation is necessary behind the wall. As mitigation, the applicant is proposing to extend the 8 foot cedar fence from the rear of the site along this edge and to add more landscaping for screening. Mr. Nickerson provided detail on the trees: (25) 8-9 foot arborvitae (mature height 25 feet) and a row of (13) 6-8 foot Austrian Pine (mature height 60 feet) will be planted 10 feet from the wall.
Mr. Davis asked for more information about the Austrian pine. Mr. Nickerson explained that the lower branches are more rigid than white pine and therefore it is a better choice for screening.
Marcia Benes, 56 Taunton St. asked if any other commercial buildings were planned for the site. She was told no, but that there would be a residential subdivision behind. She asked if the clearing was complete on the back side and was told yes. Mary Ann Grenier 19 Mirimichi St., asked why the wall couldn't be moved forward to avoid cutting more out of the buffer. Mr. Boiteau said they needed to meet site and stormwater management requirements. He also noted that the new plan provides more visual and noise screening than the original. Mr. Simmons said that this area of the site contained few large trees and virtually no under story. Ms. Grenier asked why the applicant is making changes when the plans have already been reviewed and approved. Mr. Simmons said it is the construction design
plans and that the function of the site is not changed. Richard Lewis, 2 Deerfield Dr., asked what had changed from the original plan. Mr. Harrop interrupted to take care of procedural business.
Motion to continue the Lowe's Public Hearing to 8:05 p.m. by Jim Throckmorton, seconded by Bob Davis, approved 4-0-0.
Motion to open the Plainville Commerce Park Public Hearing by Jim Throckmorton, seconded by Bob Davis, approved 4-0-0.
Motion to table the Plainville Commerce Park Public Hearing until after the Lowe's Hearing by Jim Throckmorton, seconded by Bob Davis, approved 4-0-0.
Motion to re-open the Lowe's Public Hearing by Jim Throckmorton, seconded by Bob Davis, approved 4-0-0.
Mr. Boiteau responded to Mr. Lewis' question by repeating the proposal before the Board and the reasons for it. Statia Widak, 8 Mirimichi St., requested an additional row of arborvitae on her property. Mr. Nickerson will work with her on a mutually acceptable plan.
Motion to close the public hearing by Stan Widak, seconded by Mike Czarnowski, approved 4-0-0.
Motion to accept the modification as proposed, with conditions noted, by Mike Czarnowski, seconded by Jim Throckmorton, approved 4-0-0.
Public Hearing - Plainville Commerce Park - Definitive Subdivision
Present: Dave Simmons, Angle Tree Consulting
Gerry Lorusso and Tim Higgins, Edgewood Development
Ken Cram, Vanasse and Associates
Motion to open the Plainville Commerce Park Public Hearing by Jim Throckmorton, seconded by Bob Davis, approved 4-0-0.
Chairman Harrop explained the hearing procedures to the large crowd assembled. He also informed them that a full discussion on traffic would not take place until the next meeting since Earth Tech had not yet reviewed the study. Mr. Simmons submitted the abutter notifications and provided an overview of the project. The site is located on 79.5 acres with frontage on Cross and South Streets. Most of the site has been previously developed by Northeast Concrete. A preliminary plan was approved by the Planning Board earlier this year; the definitive subdivision plan is essentially the same, but with more detail as to the potential types and number of buildings. Mr. Simmons explained the status of the documents filed to date; a MEPA decision is due tomorrow. He described the site as mostly barren with a
compacted gravel surface. A large wetland system associated with the Ten Mile River and Fuller's Pond are to the west beyond the area to be developed. Fifteen lots are proposed; three lots will be Form A. Ken Cram, representing the applicant, provided some general traffic information. The main access will be from South St., with a secondary driveway proposed off Cross St. They conducted a traffic impact study that looked at 12-13 intersections in the area. Roadway improvements and other future developments in the area were also taken into account. The applicant has a letter from Water & Sewer accepting the sewer plan that involves an extension (subject to state permit) up South St. from Sharlene Lane across to a terminus at Robbins St. Regarding water, there is good flow until the hill and then it drops off at Cross St.; pressures are adequate. The applicant is working with Water & Sewer to develop a plan. The
drainage system has been designed consistent with town standards - and is in two pieces. Earth Tech will review the Zone 2 recharge area. Due to the proximity to the North Attleboro town wells, every lot will have water quality enhancement features and a stormceptor unit. The site had violations with the Conservation Commission - under the previous owner - that have been resolved.
Mr. Davis asked about the open space and was told that there were 20 acres now that would increase to 32 after development. The additional evergreen buffers would be included in this open space. Each lot will undergo a separate review for the 40% open space requirement. Mr. Widak brought up the possibility of utilizing the old rail bed as an alternate access for truck traffic that had been discussed at the preliminary hearing. Mr. Simmons reiterated the permitting difficulties due to the wetlands crossing and said they hadn't pursued it. The plan has a note: "future access to Fuller St." as a possible traffic remedy, however Mr. Simmons explained that this was unlikely as it is a designated scenic road and would require a different public hearing through the Board of Selectmen. Mr. Davis
asked about truck volume and was told several hundred per day. Ms. Pollock asked Mr. Simmons if he received the letter from the Conservation Commission noting that lots 12 and 13 were located in the flood plain. Mr. Simmons responded that the latest map (1981) ends at Fuller's Pond and that the plain lies where the ponds are, not where the lots will be located.
Cindy Tuminelli, 8 Cross St., expressed concerns about the additional truck traffic on Cross St. She said that promises have been made in the past regarding this that have not been kept - and asked the Board to look at all options to reduce the volume. Jennifer Brown, 2 Grant St., asked if the Mass Lite truck traffic could go through the park to the new access road. Mr. Lorusso said that 95% of the trucks weren't his and as such he had no control. Ms. Pollock said the Board of Selectmen should get involved regarding signage and enforcement. A number of residents spoke to the increased volume of traffic on South Street and were concerned about back up at the new light and difficulty getting out of their driveways and side streets. (John Finase, 387 South St.; Garth Goodknight, 4 Cross; Mike
Turinese, 2 Cross; Elaine Morel 353 South St.) Jack Lucas, 392 South St., asked if the project size could be reduced to minimize the impact. Mr. Harrop told the audience that the Board understands their concerns but until the engineers review the traffic study, they won't have answers for them. Jack Peavey, 10 Robin St., and Louise Weir, 1 Lynn Ave. raised concerns about water and potential flooding. Mr. Simmons explained about the strict regulations in Plainville and reassured the residents that the post development would be no worse, and in some instances better, than existing conditions.
Bob Thibedeau, 3 Robin St., asked to see a conceptual build-out plan. Mr. Simmons stated what documents are on - and will be - on file and where copies could be reviewed or obtained. Mr. Widak raised the possibility that some of the lots could be combined if a large corporation was interested. He said that in his view, this would be a good thing for the town and noted that if this happened, the applicant would have to come back to the Board with a revised plan. Bernard Osborn 6 Robin St., asked what the projected income to the town would be. Mr. Simmons said based on similar properties, a conservative estimate would be $650,000 per year in property taxes. He also noted that this didn't include tax revenue from businesses, personal property, permit fees, etc. - and would depend on what businesses were
ultimately attracted. Jeff Chick, 404 South St., asked if there would be several shifts changes. Mr. Simmons said this would not be known until the spaces are leased but this would be part of the site plan review for each lot/business. Mary Ann Grenier, 19 Mirimichi St. expressed concern about water and asked the Board to consider "green roofs" to catch rain water.
Motion to continue until June 28, 2007 at 8:00 p.m. by Stan Widak, seconded by Bob Davis, approved, 5-0-0.
General Business
Motion to accept the minutes of April 12, 2007, with minor corrections noted, by Bob Davis, seconded by Jim Throckmorton, approved 5-0-0.
Steeplechase Farms - Earth Tech conducted an on-site inspection at the Planning Board's request since they hadn't received any updates since May 2005 and found several issues. Matthew Mullally suggested that a camera be inserted into the detention basin pipe to determine its integrity. Motion to approve Earth Tech's reviewing the suspected infiltration by this method by Mike Czarnowski, seconded by Bob Davis, approved 4-0-0. Robin Pollock requested that Burt Bryan, Conservation Agent, receive a copy of the report and that he be included in any meetings on this project.
East Bacon and Spring - The Planning Board received a request to change from a two family to three (interior modifications only). John Emidy, Building Inspector, recommended that the applicant submit a full filing of a site plan review as required for a change of use. The Board agreed with Mr. Emidy to have the owner submit a Site Plan.
Motion to adjourn at 10:20 p.m. by Stan Widak, seconded by Mike Czarnowski, approved 5-0-0.
Next Meeting: June 28, 2007 at the Senior Center
Respectfully submitted,
Sherry Norman, Clerk
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