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TAUNTON PLANNING BOARD MINUTES
CITY HALL, TAUNTON, MA 02780
(Meeting held at Maxham School, 141 Oak St., Taunton, Ma. )
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DATE: December 5, 2013
BOARD MEMBERS: Daniel Dermody, Chrmn. Anthony Abreau
Bob Campbell V.C. Arthur Lopes
Manuel Spencer, Clerk Joshua Borden
Michael Ritz
ADVISORS: Mark Slusarz, City Engineer
Kevin Scanlon, City Planner
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Roll Call: Borden, Ritz, Spencer, Abreau, Campbell, Lopes, and Dermody present. Meeting opens at 5:30 PM
Josh made motion to approve minutes of Nov. 7, 2013. Seconded by Arthur. All in favor.
Josh made motion to revert out of the regular order of business, seconded by Tony. All in favor.
316 Broadwa y – Mechanic’s Co-Operative Bank – relative to Site Plan Review – and landscaping requirements -
Clerk Spencer read letter from Joseph Baptista, VP Mechanic’s Co-Operative Bank requesting a determination from the Planning Board relative to the variance for landscaping. Joseph Baptista, VP was invited into the enclosure. He stated he spoke with the City Planner and was informed to ask the Board to make a determination on whether or not the change in landscaping in a significant or insignificant change to the Site Plan Review. If it’s determined it’s a significant they will need to go back for a modification to the Site Plan Review. If change is insignificant they can just show change on As-Built Plans when project is completed. Joe stated they asked for waiver of trees and shrubs in front for safety concerns and visibility. They are proposing grass in front.
Bob made motion to find the change to be insignificant and can be shown on the As-Built, seconded by Manny. All in favor.
Public Meeting – Modification of Site Plan Review – 101 Industrial Park Road – for the phased construction of additional paved parking spaces with associated stormwater management facilities to service the proposed educational use submitted by William Shamon.
Rich Riccio,P.E., Field Engineering Co. was invited into the enclosure. Clerk Spencer read the DIRB, B.O.H. and TMLP comments into the record. It was stated the conditions in the DIRB are from the previous approval with the exception of Condition #21. Chairman Dermody commented this is the site that cut down all the evergreen trees whey they were developing site and he wishes they would add more greenery. Rich stated they are here to modify the existing approval which requires them to build all the parking spaces now. He states it wasn’t fully discussed so it was approved showing all the parking on the plans and that is how it has to be built now. Bay State College is the tenant and they don’t need all that parking. Right now there are 188
parking spaces and of which 94 are for the school and the remaining office space (22,000 sq. ft.) requires 45 totaling 139 spaces. Rich stated at the DIRB meeting Kevin and Mark were concerned how to track the parking so they put condition #20 which at 80% capacity the parking will be required. Rich thought as an alternative they could put something like if they school (educational use) were to expand they would be required to come back to the Board and at that time they would address it. Chairman Dermody thought the City Planner and City Engineer were realistic is thinking the parking will be needed. Josh stated if they exceed the requirements they should not be required to put more parking in at this time. Bob asked why do they have to come back if the school expanded? Rich answers they are only allowed 11,000 sq. ft. for educational use. After Bob heard that he didn’t think it was fair to make them put
parking spaces in when it’s not needed at this time. He doesn’t usually go against a recommendation of department head but thinks the additional parking is not warranted at this time. Rich stated they have a lot of interest in the building and they do not anticipate any increase in educational use. The offices are going quickly and to be honest there is no room if the school wanted to expand. Tony asked about the detention basin and Rich stated if they need to put parking in they will move the basin. Bob stated the parking is already sufficient while the building can be fully occupied. Rich stated they showed on the original plans they could accommodate parking if the educational use were to expand and unfortunately it wasn’t fully presented like that so when it was approved it was according to the plans. Bob stated we need to clarify the previous site plan review was in the event the whole
building was for school and that is not the case.
Bob made motion to approve the modified Site Plan Review with the following conditions: Note: condition #21 is new:
Condition #1) That the plans dated March 27, 2013 shall govern with the following additional conditions:
Condition #2) A rubbish permit is required for all containers of 6 cubic yards or more.
Condition #3) Lighting shall not illuminate any portion of abutting properties and a lighting plan shall be approved prior to building permit.
Condition #4) The site shall be kept clean and clear of debris.
Condition #5) Two sets of As-Builts shall be submitted upon completion of all work on site and shall include certification notes and stamps by a Design Engineer (PE) and Land Surveyor (PLS) stating that the development has been built according to the approved plans. Plans shall show at least all of the information shown on the proposed plans referenced in condition #1 above and all utility as-builts.
Condition #6) Landscaped buffer Class 3, 10 foot front, 15 foot side and rear buffers required. Planting schedule must be shown on plans approved prior to building permit.
Condition #7) Trench permits, road opening permit, water and sewer connection permits are required prior to construction.
Condition #8) Maintenance plan for drainage system shall be approved by the City Engineer prior to building permit.
Condition #9) Dumpster shall be kept closed at all times, emptied regularly, be placed on a concrete pad and enclosed with a 6 foot stockade fence.
Condition #10) A set of updated plans shall be submitted that conforms to all of the requirements of this decision before any building permits will be issued. Two sets are required.
Condition #11) ADA compliance ramps shall be provided at the end of all sidewalks.
Condition #12) Unsuitable materials shall be removed from the area to be filled.
Condition #13) The directional sign at the intersection shall comply with City Sign Requirements.
Condition #14) A copy of the amended recorded easements for the access and drainage shall be provided prior to building permit.
Condition #15) A traffic sign plan shall be approved for egress and access for this site prior to building permit.
Condition #16) A haz mat permit from the Board of Health is required.
Condition #17) A rumple strip shall be installed between the drop off area and the traffic aisle.
Condition #18) Crosswalks shall be striped from the handicap access aisles to the entrance.
Condition # 19) Filter fabric shall be tied into Geo grid.
Condition #20) A stamped drainage report shall be approved by the City Engineer prior to building permit.
Condition #21) The additional parking, traffic flow modifications and drainage basin changes shall be completed if the minimum required parking under zoning exceeds the available parking on site. Note: Educational use parking requirements are calculated based upon occupancy which means that 1 parking space is required for every two seats in the classrooms. The petitioner is also free to complete the work at any earlier time they determine the parking is necessary.
Special Permit – 101 Industrial Park Rd. – for the phased construction of additional paved parking spaces with associated stormwater management facilities to service the proposed educational use submitted by William Shamon. –Need to forward a recommendation to the Municipal Council
Bob made motion, seconded by Manny, to forward a positive recommendation with the following condition
- The additional parking, traffic flow modifications and drainage basin changes shall be completed if the minimum required parking under zoning exceeds the available parking on site. Note: Educational use parking requirements are calculated based upon occupancy which means that 1 parking space is required for every two seats in the classrooms. The petitioner is also free to complete the work at any earlier time they determine the parking is necessary.
Proposed Zoning Change – Reconstruction - Section 5.3.5 – Re-Construction - submitted by City Planner – Need to refer to the public hearing process.
Clerk Spencer read letter from City Planner asking for the Board to refer the proposed zoning change to the public hearing process.
Bob made motion to forward this to the public hearing process, which requires a public hearing with the Planning Board and Municipal Council. All in favor.
Re-Schedule January 2014 meeting – due to swearing in ceremony.
It was agreed to re-schedule the January 2, 2104 meeting to January 16, 2014.
It was also discussed if no public hearings are scheduled for February then the Board omit February meeting.
Motion made and seconded if no public hearings are scheduled then there will be no February meeting.
Chairman Dermody thanked Mike Ritz for his service on the Board and hoped to see in back on the Board. All Board members thanked Mike and hopes he will be back.
Manny stated asked for update on 34 ½ Briggs Street.
Motion made and seconded to put on next months’ agenda.
Meeting adjourned at 6:13 pm.
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