Skip Navigation
Photos of Raynham
Raynham, Massachusetts.  Incorporated 1731

This table is used for column layout.


UniPay Online Payment Center


Raynham Town Seal
 
Route 138 Zoning Study Sub-Committee-July 17, 2006 Minutes
RT. 138 ZONING STUDY SUB-COMMITTEE
MONDAY, JULY 17, 2006
FINAL MEETING MINUTES

Meeting Opened 5:16 p.m.
Meeting Closed: 6:30 p.m.

Voting Members Present:          Joseph Pacheco, Chairman
               Frank Rozenas
                                    Rev. Michael Scarlett
                                    Louis Bousquet
                                    Tony Ghelfi
                                    Harry Carey  

Voting Members Not Present:  Antonio Macedo
                                   Chris Dowd           

Appointed Advisory member present:  N/A  
Guests present:                   Robin Burns, Help Raynham
 Carla McRae, Help Raynham
 Kathy Clifford, Help Raynham
 Carol Sullivan, Business and Economic Development Committee
  Gerry Tuoti, Taunton Daily Gazette
  P Burke Fountain, Raynham Planning Board

Town Employees present:      Rodman Palmer, Building Inspector
Richard McCarthy, Town planner
Erika Ueberbacher, Conservation Agent



I.      APPROVAL OF MINUTES FROM 6/19/06.

THE COMMITTEE VOTED TO APPROVE THE MINUTES AS DRAFTED FROM 6/19/06

Vote to approve 1st :                Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey
                                
Vote to approve 2nd :               Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey
                                

Vote:                                       Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey
                                





II.     VOTE ON  FINAL STUDY PARAMETER DISCLAIMER FOR MAP:

Map Disclaimer

This map represents the study area the Route 138 Zoning Study Committee believes is most effected by past, present and future development of Route 138.  Not all of the areas on this map will be proposed to be rezoned but the committee thought not just the property along Route 138 should be included; therefore, the study area extends well beyond Route 138.

The corridor boundary is a combination of the existing business, industrial, office development and residential D zoning districts along Route 138 and the abandoned rail bed west of Route 138, parts of Hall, Wilbur, Robinson and Oak Street.  The southern section of Route 138 does not have streets running parallel like the north end; therefore, the Committee chose a distance of 900 feet back from Route 138 to include in the corridor study.
The boundaries of the study area are a starting point could be reduced or expanded from time to time.

THE COMMITTEE VOTED TO APPROVE THE MAP DISCLAIMER AS DRAFTED.
Vote to approve 1st :                 Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

Vote to approve 2nd :                Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

Vote:                                       Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

III.    HELP RAYNHAM Q&A RE: OFFICE DEVELOPMENT DISTRICT DRAFT ONE

A. DISCUSSION OF DOCUMENT AS PRESENTED BY HELP RAYNHAM
Help Raynham Members present:
 Robin Burns, Help Raynham
 Carla McRae, Help Raynham
 Kathy Clifford, Help Raynham

COMMENTS REGARDING PROPOSED CHANGES TO BYLAW:
THE FOLLOWING DETAILED DOCUMENT STRIKETHROUGH AND COMMENTS REFLECTS THE DISCUSSION IN REGARDS TO DRAFT ONE OF THE OFFICE DEVELOPMENT DISTRICT. FURTHER DISCUSSION ON THE STRIKETHROUGH AS DETAILED WILL BE ON AUGUST 7, 2006.



Article (  ). To see if the Town of Raynham will vote to amend the Zoning By-Laws of the Town of Raynham by inserting a new section which shall read as follows:

“Section 6.12   OFFICE DEVELOPMENT DISTRICT II

An Office Development District II shall encourage a wide range of research, office, and other uses which can be built with a minimum of noise, smoke, odor, traffic and other nuisances and which do not create adverse impacts upon adjacent uses.

(A)     Permitted Uses. In the Office Development District II the following uses shall be permitted:

1.      Office or office park

2.      Real estate, legal or brokerage office

3.      Medical or dental office

4.      Medical Center including testing facilities,  labs, physical therapy facilitites

5.      Biomedical research facility

6.      Light Manufacturing

7.      Restaurants

8.      Nightclubs

9.      Hotel including restaurants and conference facilities

10.     Dog Track

11.     Consulting Firm

12.     Nursing home or retirement community

13.     Research and/or development or engineering office

14.     Municipal use including police, fire, library and community center; excluding solid waste uses

15.     Agricultural uses including nurseries.

16.     Residential A District

17.     Residential D District :
                        The following uses are allowed without a Special Permit required:


A ) The following uses, to take place inside a building only, provided that the use is listed as follows as a use by right: ~antique shops, craft and/or gift shops, arts and crafts studios, barber and/or beauty shops, bed and breakfast inns, offices of doctors, dentists, architects, accountants, bookkeeping services, attorneys, real estate agents, consulting firms, employment agents, advertising agents, insurance agents, travel agents, mortgage originators, and coin and stamp collectors. ~All other uses are 141002695prohibited141002695Erika Ueberbacher. ~

(B)     Prohibited Uses. In the Office Development District II the following uses shall be 141002803prohibited141002803Erika Ueberbacher:

1.      Any use permitted in the Business District, Industrial District, Residential B & C district or Farm & Forest District is not allowed in the Office Development District II unless enumerated specifically in Section 6.12

2.      Solid waste facilities are not allowed in the Office Development District.

3.      Sewerage disposal and filtration plant.

To see if the town will vote to add a new section 6.12 as follows:

        
6.12.0          GENERAL DESCRIPTION Office Development District II shall mean a development constructed on a lot or lots under single 141002891ownership141002891Erika Ueberbacher at the time of application, planned and developed as an integral unit, and consisting primarily of office use.

6.12.01         PURPOSES The purpose of the Office Development District II development regulations in this Section shall include the following:
a)      To promote highway traffic safety and protect the capacity of state and local roads to conduct traffic smoothly and efficiently.
b)      To promote attractive and viable commercial development and expand the commercial tax base of the Town;
c)      To protect the rural character, aesthetic visual qualities and property values of the Town and neighboring properties;
d)      To discourage unlimited commercial “strip development” and curb cuts along highways, and encourage commercial growth in nodes and clusters, and to promote shared access and egress.

6.12.02         GENERAL PROVISION All lots and improvements in an Office Development District II shall be governed by this Section 6.11.  If there is any conflict between Section 6.11 and other requirements of this By-Law, the provisions of this Section 6.11 shall control.  Additionally, any development in this district must also meet the following performance standards:

a)      Lighting – no areas shall be floodlit.  Lighting fixtures higher than twenty feet shall not illuminate drives and parking areas.  Lighting fixtures higher than fifteen (15) feet shall not illuminate sidewalks.  All lighting fixtures shall be shielded to have a total cutoff of all light at less than ninety (90) degrees.  The total cutoff of all light should occur within the property lines of the parcel to be developed.

b)      Building Location – Proposed building and structures shall be integrated as much as possible within the existing landscape and terrain.

c)      Building Design – Where buildings are located near existing development, architectural style shall be in harmony with the prevailing character and scale of buildings in the neighborhood and the Town through the use of appropriate exterior materials, color, screening, breaks in the roof and wall lines and other architectural techniques.

d)      Circulation – Site plans provide clearly marked safe and attractive circulation patterns for both vehicular and pedestrian traffic.  Special attention shall be given to location, width, and number of access points to public streets (curb cuts should be located on secondary streets where possible); curb cuts are generally limited to one on primary streets.  Information on stop sight distances and speeds along streets that provide access shall be noted on the site plan.

e)      Emissions –- The development shall ensure that no emissions of noise, odors, gases, liquids, dust, chemicals, fumes, or smoke which would be injurious, obnoxious, offensive, or hazardous to the surrounding area would take place.

6.12.03         USES PERMITTED BY SPECIAL PERMIT WITH SITE PLAN APPROVAL
                Uses permitted by Special Permit by the Planning Board shall be limited only to the
                following:
a)      Warehouse for storage, production, assembly, and marketing of wholesale goods.
b)      Wholesale trade and distribution.

6.12.04 MINIMUM SETBACKS OF BUILDINGS FROM BOUNDARY LINE OF DISTRICT

No building in an Office Development District II shall be located closer than fifty (50) feet from the boundary line of the District.  If a building contains more than two (2) stories, then this minimum requirement shall be increased by twenty-five (25) feet per each story that the building exceeds two stories in height up to a maximum setback requirement of two hundred (200) feet.  For example, a building containing three (3) stories shall not be located closer than seventy-five (75) feet from the boundary line of the District and a building containing four (4) stories shall not be located closer than one hundred (100) feet from the boundary line of the District.  For purposes of this Office Development District II the term “story” shall mean that part of a building or improvement between any floor on or above the mean finished grade of the ground adjoining the building and floor or roof next above.  Where a building or improvement is not divided into stories a story shall be considered fifteen (15) feet in height.  Height shall mean the vertical distance measured from the mean finished grade of the ground adjoining the building or improvement to the highest point of such building or improvement, provided that steeples, cupolas, stage lofts, penthouses, bulkheads and other appurtenances above roof line shall not be considered as additional stories or considered in determining the height of a building or improvement.

6.12.041        Dimensional Regulations: All uses shall be in conformity with the dimensional and density regulations
set forth in Table 1.

TABLE 1
DIMENSIONAL REGULATIONS

USE
Min. Lot
Area (sq. ft. or as noted
Min. Frontage (ft.)
Min Front Yard (feet)
Min. Side Yard (ft.)
Min. Rear Yard (ft.)
Max. Height (ft.)
Max. No. of stories
Max. Building Coverage
(% of lot)
Max impervious surface (% of lot
Office Development District
80,000
150
45
30
30
60
4
40
60

6.12.042                Other Office Development District II Dimensional Regulations: A 50-foot buffer is required along side and rear lots abutting any residential property.  The buffering requirements can be altered during site plan to mitigate environmental impacts.

6.12.05         BUFFER STRIP Where the boundary line of an Office Development District II adjoins a lot in another District on which there is a residential dwelling, there shall be provided on the lot in the Office Development District II, a buffer strip of not less than fifty (50) feet in width from such adjoining lot.  All required buffer strips in an Office Development District II should retain any natural woodland if possible.  In the absence of natural woodlands, screening at least five (5) feet high shall be constructed.  Screening may be by wall, fence or earth berm with low plantings or any combination thereof.  Such screening shall be maintained in good condition at all times.  No other structures or parking areas will be permitted within the buffer area.   No other requirements of this By-Law shall be applicable to buffer strips in an Office Development District II.

6.12.06         HEIGHT LIMITATIONS No building or other improvement located in an Office Development District II shall exceed four (4) stories in height, other than a hotel, which shall not exceed five (5) stories or 60 feet in height.

6.12.07         ACCESSORY USES ALLOWED Accessory uses incidental or subordinate to a permitted main use including without 141003752limitation141003752Erika Ueberbacher; cafeterias, day care, or such uses to primarily service the occupants of the lot or lots so served.

6.12.08         OFF-STREET PARKING REQUIREMENTS IN AN OFFICE DEVELOPMENT DISTRICT II

a)      Parking between the street and the building is not allowed.  Parking should be located to the rear and side of the building.

b)      MINIMUM SIZE OF PARKING SPACES The minimum size of at least seventy percent (70%) of the required parking spaces shall be 18 feet by 9 feet.  Any remaining required parking spaces shall be a minimum size of 15 feet by 7 ½ feet.

c)      COMBINING REQUIREMENTS Required spaces for any number of uses or lots may be provided in a combined lot or lots within the Office Development District II, provided that the number of spaces in the combined facility shall not be less than the sum of those required for the individual uses, and provided that the parking is located or on a lot or lots adjacent to, or within 100 feet of the structures served.

d)      MINIMUM REQUIRED SPACES The minimum required number of off 141004023street141004023Erika Ueberbacher parking spaces shall be as follows provided that: (i) If a building on a lot is devoted to more than one of the uses set forth below, the parking requirements will be determined separately for portions devoted to each such use, and (ii) if any use in a building changes which would increase the parking requirements such use shall not be permitted until it can be demonstrated that the parking requirements set forth below with respect to such use have been met.

1)      Wholesale Business - one (1) space for each 1,000 square feet of gross floor area;
2)      Retail Business - one (1) space fore each 200 square feet of gross floor area;
3)      Research and Development/Engineering/High Technology - one (1) space for each 500 square feet of gross floor area;
4)      Office Uses - one (1) space for each 350 square feet of gross floor area;
5)      Warehouse or Distribution Center - one (1) space for each 1,000 square feet of gross floor area;
6)      Conference Facility - one (1) space for each occupant
7)      Restaurant/Cafeteria - one (1) parking space for each occupant
8)      All Other Permitted Uses Not Specifically Named - one (1) space for each 300 square feet of gross floor area.

Where the computation of required parking space results in a fractional number, only the fraction of one-half or more shall be counted as one.

141004085e)     DESIGNATED141004085Erika Ueberbacher PARKING AREA With  respect to any building in an Office Development District II other than a conference facility, restaurant or hotel which requires fewer than one (1) parking space for each 300 square feet of gross floor area, there shall be designated on the lot on which the building is located or on another lot in the District if the provisions of subsection (c) of this Section 6.12.08 are applicable, a designated parking area or area with total aggregate square footage equal to eighty-five percent (85%) of the total gross floor area of all buildings on a lot.  Any designated parking area need only be paved to the extent necessary to meet the minimum requirements of subsection (d) of this Section 6.12.08, but any unpaved area must comply with the set back requirements of subsection (a) of this Section 6.12.08 and remain open and available to meet any additional minimum parking space requirement caused by a change in the use of any building.  If parking for any lot is to be provided in a parking facility of more than 1 story, the gross floor area of each floor in the parking facility shall be included in the computation of the designated parking area.

f)      SPECIAL PERMITS The Board of Appeals or the Planning Board acting through Article 13 Site Plan Approval as the case may be may grant a special permit to waive strict adherence to the parking requirements set for in this Section 6.12.08 where it can be demonstrated by an applicant that a particular use does not warrant the number of parking spaces required by this Section 6.12.08.  In reviewing such a request , the Board of Appeals or Planning Board shall consider the following:
        (i) The issuance of a special permit will not be detrimental to the Town or surrounding uses and is consistent with the intent of this By-Law; and
        (ii)The special permit may define the conditions of the use so as to preclude changes that would alter the unique circumstances contributing to the reduced parking need or demand.

6.12.09         LOADING REQUIREMENTS All loading and unloading shall take place on-site
                        in a specified area designated for this purpose.

6.12.10         141004414SIGNS141004414Erika Ueberbacher No sign located at or near the entranceway of an Office Development
                                District II shall be larger
than one hundred fifty (150) square feet or located closer than ten (10) feet from the boundary line of the District  No sign identifying any building or improvement within an Office Development District II shall be larger than fifty (50) square feet and located closer than ten (10) feet from the boundary line of an established way.  Any lighting of a sign shall be continuous indirect white lighting installed in a manner that will prevent direct light from shining onto any street or adjacent property.  Sign(s) shall not be constructed to interfere with the visibility of traffic located on adjacent streets or ways, nor shall any freestanding signs be placed at a height in excess of 30 feet.

6.12.11 DESIGN STANDARDS A site plan shall be submitted to the Planning Board and shall show that the requirements of Section 6.12 have been satisfied; or take any action relative thereto.

To see if the Town will vote to amend the Zoning Map of the Town of Raynham, Massachusetts, by changing the following described area from Business and Industrial to Office Development District II:

and furthermore to rezone the area of land currently zoned Industrial that is bounded on the West by the Taunton City line, on the North by the Easton Town line, on the East by Broadway (Route 138), and on the South by the northerly boundary of lots 1-14-1, 1-14-3, 1-14-4, and 1-13- from Industrial District to Office Development District II,

shown as the area marked in red labeled “NEW OFFICE DEVELOPMENT DISTRICT II” on a copy of the Zoning Map on file with the Town Clerk and furthermore that the Zoning Map be amended accordingly.; or act on anything relating thereto.




To see if the Town will vote to amend the Zoning Map of the Town of Raynham, Massachusetts, by changing the following described area from Business and Industrial to Office Development District II:

and furthermore to rezone the area of land currently zoned Business that is bounded on the South by Robinson Street, on the West by Broadway, on the North by the Easton Town line and on the East by lots 1-27 and 1-28 from Business to Office Development District II;

shown as the area marked in red labeled “NEW OFFICE DEVELOPMENT DISTRICT II” on a copy of the Zoning Map on file with the Town Clerk and furthermore that the Zoning Map be amended accordingly.; or act on anything relating thereto.


B. VOTE INVOLVING TIMEFRAME OF DRAFT REVISIONS:

THE COMMITTEE VOTED TO RECONVENE AND INVITED HELP RAYNHAM REPRESENTATIVES IN FOR THE NEXT MEETING WHICH WILL BE HELD ON AUGUST 7, 2006 TO DISCUSS THE WORKING DRAFT. THERE WILL BE A PRESENTATION TO THE SELECTMEN ON AUGUST 8, 2006 AND TO THE PLANNING BOARD ON AUGUST 10, 2006.
Vote to approve 1st :                 Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

Vote to approve 2nd :                Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

Vote:                                       Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey


IV.     STATIONARY SPEED LIMIT ON ROUTE 138
Chairman Pacheco recommended that the Committee request that the Raynham Board of Selectmen vote to approve a stationary speed limit study on Route 138. This may be a topic to discuss if Mass Highway does come in to the next meeting.

VOTE TO HAVE CHAIRMAN PACHECO SEND A LETTER TO THE SELECTMEN REGARDING STUDY OF STATIONARY SPEED LIMIT ON ROUTE 138.

Vote to approve 1st :                 Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

Vote to approve 2nd :                Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

Vote:                                       Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey


V.      COMMITTEE MEMBER UPDATES

Chairman Pacheco updated the Committee as to  when the next meetings were scheduled for possible presentations to various Boards and Committees. The list is as follows:

August 8, 2006 Board of Selectmen
August 10, 2006 Planning Board
August 14, 2006 Business and Economic Development

No vote taken or necessary for this discussion.

VI.     GUEST SPEAKERS
P. Burke Fountain was present and participated in discussion throughout the meeting. Further discussion is necessary involving special permits, parking requirements, building size, and mixed use in regards to Route 138.  The Committee hopes for more participation from the Planning Board and plans to invite them to future meetings.

VII.    COMMUNITY INPUT.
VIII.   ADJOURNMENT:

Motion to adjourn at 6:30 p.m. 1st :                 Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

Motion to adjourn at 6:30 p.m:                Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey

Vote:                                       Joseph Pacheco, Chairman
           Frank Rozenas
                                Rev. Michael Scarlett
                                Louis Bousquet
                                Tony Ghelfi                                                                                     Harry Carey





Next meeting of the committee:
August 7, 2006 at 5:15pm Town Meeting Room



 
Town of Raynham 558 South Main St., Raynham, MA 02767
Virtual Towns & Schools Website