The Raynham Planning Board held its regular meeting of March 13, 2008, at Raynham Veteran’s Memorial Town Hall.
Board members present: Burke Fountain, Chris Gallagher, Henry Ellis, John Canto
Board members not present: Daniel Andrade
Staff present: Town Planner Richard McCarthy, John Schmid, Nitsch Engineering
6:05 p.m.: Mr. Fountain called the meeting to order.
6:06 p.m.: Value Stay Hotel Site Plan Public Hearing: The public hearing was reconvened. After discussion, the public hearing was continued to Wednesday, April 16, 2008, 6 p.m. No testimony was taken.
6:10 p.m. Metro Mazda Modified Site Plan: Dominic Greco of Metro Mazda, Richard Gustowski of Page Electric, and Daniel J. Vieira, Esquire, Easton, MA, appeared before the Board to discuss the proposed modified site plan for Metro Mazda,1641 Route 44. Mr. Gustowski explained to the Board that his company installed and designed the site lighting. (Mr. Canto arrived.)
Memorandum, dated February 28, 2008, from Nitsch Engineering, regarding the as-built plan for Metro Mazda was received. Mr. Schmid discussed with the Board the approved lighting plan, comparing it to the proposed modified lighting plan. He noted 19 poles are now proposed instead of the 46 poles on the approved plan and the poles are 34 feet height, exceeding the approved height limit. Mr. Schmid stated the proposed light plan is better aesthetically because the poles are just around the perimeter and it makes the site easier to maneuver.
Mr. Ellis stated he recently viewed the poles and found them to be acceptable. Upon question from Mr. Ellis, Mr. Schmid noted the Board may want to reconsider the 20 feet light pole height regulation. Mr. Gustowski noted the 20 feet limit is the lowest he has seen for light poles at commercial sites.
Mr. Gallagher said he did not have a problem with the height of the poles as now proposed but he noted the change should have been approved by the Board prior to installation. Mr. Fountain agreed, noting the Board has spent considerable amount of time on the issue of light poles due to concerns with light pollution. Mr. Gustowski stated the lights at the 20 feet height do not spill over onto any neighbors.
Mr. Ellis noted other car dealerships have abided by the height regulations.
Attorney Vieira informed the Board he thought the poles as now installed did not create light pollution.
Mr. Gustowksi explained the light pollution is now lower than it would have been and the wattage, glare and intensity are all less. He noted the only weakness may be that the bulbs are visible from the road but that installing shields could alleviate that problem.
Mr. Canto suggested either the site should be constructed as approved on the plan or mitigation could be considered. Board members then discussed mitigation.
Mr. Schmid and the Board discussed the issues he raised in his Memorandum on the as-built plan.
The matter was tabled to allow applicant and representatives time to discuss the issues.
Discussion with Harry and Charlene Papp: Mr. and Mrs. Papp appeared before the Board to discuss a plan for land they own off Laurel Lane, Robinson Street and Wilbur Street. They explained that their property is16.4 acres but it has insufficient frontage on any of the three streets. Mr. and Mrs. Papp are hoping to construct a single-family house on their property and they asked for the Board’s input on how they could accomplish that goal.
Mr. Canto suggested the Papps submit a variance application to the Board of Appeals. Mr. Gallagher noted a variance would require they return to the Planning Board for a waiver-of-frontage approval so as an alternative they could consider a definitive subdivision plan for one lot. Board members advised Mr. and Mrs. Papp that they would have to go before the Conservation Commission for their approval. After discussion, the Board advised the Papps that a more detailed plan will be necessary. No action was taken on the matter.
Olson’s Greenhouse Site Plan Minor Modification: Clive Olson presented a proposed modification to the approved Olson’s Greenhouse, 590 South Street East, site plan. Mr. Olson explained the plan shows a new walkway and handicap ramp for the building. After review of the plan, it was agreed the proposed changes to the site will be shown on the as-built plan.
After discussion, Mr. Fountain moved to approve the minor modification as shown on the plan entitled “New Handicap Ramp for Olson’s Greenhouses 590 South Street East, Raynham, MA,” dated March 13, 2008; second by Mr. Gallagher; motion to approve passed by unanimous vote.
7:00 p.m. Rte. 44 Toyota Dealership Site Plan: The public hearing was opened. Mr. Gallagher read the public hearing notice. Brian Dunn, Fuss & O’Neill, appeared before the Board along with Tim Bruno and Michael Sousa of Rte. 44 Toyota. Site Plan Review correspondence, dated March 11, 2008, was received from Nitsch Engineering.
Mr. Dunn presented the proposed site plan and reviewed it for the Board. Mr. Dunn discussed drainage, grading and the proposed retaining wall. Site lighting was also discussed. He noted he will be providing a more detailed lighting plan.
Marge Therrien, 525 Judson Street, residential abutter to the site, addressed the Board and questioned how close the cars will be parked to the property line. Mr. Dunn explained the plan to Mrs. Therrien. Mr. Schmid also discussed the plan.
Mr. Gallagher and Mr. Dunn discussed the screening requirements. Mrs. Therrien told the Board she was concerned with headlights shining onto her property. Mr. Fountain suggested a fence could be erected to avoid that problem.
After further discussion of the plan, the public hearing was continued to April 10, 2008, 6:15 p. m.
Metro Ford Mazda Site Plan: Mr. Grieco, Attorney Vieira and Mr. Page returned to the meeting and the discussion of the modified site plan was reconvened. Board members and Mr. Page discussed meeting together to amend the site lighting requirements. After discussion, Mr. Page agreed to donate a few hours of time to assist the Board with the lighting regulations.
During discussion of the modified site plan, John Schmid noted the applicant is trying to get an occupancy permit for the building as soon as possible. He explained a bond must be posted in order to get the occupancy permit if the site is not fully completed.
After discussion, Mr. Fountain made a motion to approve the lights with the intensity as shown on the submitted plan and with the modifications as set forth on the March 13, 2008 Site Conditions letter, items No. 1, 2, 3, 4, 8 and 12, and with the site plan lighting as described and, as further conditions, the dumpster must be enclosed by March 19th, the old building lights will be removed by March 19th, the oil traps must be installed by March 19th, Mr. Gutowski of Page Electric will donate five hours of time to educate the Board on lighting issues and possibly modifying light by-law, and Metro Mazda will donate $20,000 towards traffic issues at Hill Street / Rte. 44 intersection and/or Orchard Street/Rte. 44 and/or water issues on Hill Street and/or other appropriate similar
uses; second by Mr. Ellis; motion passed by unanimous vote. Certificate of Action will be issued.
General Business: “Confirmation of Evidential Review” form was briefly discussed. The form will be used by Board members to certify they have examined evidence and testimony from a public hearing they missed in order to participate and vote on a plan.
There was no further business and the meeting adjourned at approximately 8:00 p. m.
Respectfully submitted,
Christopher J. Gallagher, Clerk
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