The Raynham Planning Board held a regular meeting on Thursday, May 6, 2010, at Raynham Veterans' Memorial Town Hall. Chairman Andrade opened the meeting at 6:03 p. m.
Board members present: Daniel Andrade, Burke Fountain, Christopher Gallagher, Henry Ellis, Russell Driscoll
Staff present: Marilyn Whalley, Town Planner; Maureen McKenney, Administrative Assistant
6:03 p. m. - Form A Judson Street was received from Attorney Edmund Brennan, Taunton, MA (not present). Proper fee and application form were submitted; no municipal lien certificate (MLC). The plan was reviewed by the Board. Mr. Fountain moved to accept Plan of Land, Site: Assessors’ Map 16, Lot 19B, 943 Judson Street, Raynham, MA, prepared for Harriet Perry by Silva Engineering Associates, Inc., Bridgewater, MA, dated April 24, 2010, subject to holding the endorsed plan until a MLC indicating no taxes are owed is received by the planning department; second by Mr. Driscoll; motion passed by unanimous vote. Mr. Gallagher endorsed the plan, and it was held in escrow.
6:10 p. m. - Board reorganization: Mr. Gallagher asked if Board members preferred to rotate the chairmanship on a yearly basis or keep the designated officers as is. After discussion, Mr. Gallagher moved to keep the officers on the Board as they are presently; second by Mr. Driscoll; motion passed by unanimous vote.
6:12 p. m. – Route 44 Gas: No one present for discussion regarding possible site plan. Matter tabled to a future meeting date.
6:12 p. m. – South Street East, Buddhist temple and meditation center: Richard Cook, BSC Group, Boston, MA, appeared before the Board to discuss a site plan for a proposed Buddhist temple and meditation center on South Street East. Present with Mr. Cook were Been Wang, AIA, and Matthew Lewis, RA, both of Architectural Resources Cambridge, Cambridge, MA, and Scott Turner, PE, AICP, and Marc Gabriel, P. E., both of BSC Group
Mr. Cook explained that applicants will be submitting a site plan application along with a special permit application for parking reduction for the proposed temple, and a NOI will be filed with Conservation Commission. Mr. Cook noted a variance from the height requirements to accommodate the steeple on the building will be sought from the Board of Appeals.
Mr. Cook described the site of the proposed temple, noting the property is zoned mostly business with a small portion of the lot zoned Residential A; the site has 50 acres and 5 acres will be used for construction of the temple with the remaining acreage being protected by environmental regulations; the parcel has 400 feet street frontage. Mr. Cook explained the temple and meditation center will be used for educational and religious purposes, there will be residential living facilities for monks and a kitchen for use at events.
Been Wang addressed the Board. He explained the temple is being built to honor the King of Thailand who was born in Cambridge, MA, and it will be the largest Buddhist temple outside of Thailand. He noted there is a planned completion date of 2012. Mr. Wang explained the major components of the temple, noting there will be three floors and a basement and the facility will include a temple, museum, meditation center, dormitory for about 16 monks who will live on site and gardens. There are 240 parking spaces proposed.
Mr. Lewis addressed the Board and reviewed the proposed layout plan. Mr. Fountain asked if snow removal area was designed into the plan, and Mr. Lewis explained the snow guard features in place.
Mr. Turner addressed the Board and further explained the plan, noting the wetlands on site, the two entrances planned and the parking area. He noted there will be minimal activity on site during the week but the temple will host yearly and semi-yearly events that will accommodate up to 720 people. He noted there are 240 parking spaces proposed with a grassed area planned for an additional 100 cars.
Mr. Andrade asked how 720 people can be accommodated with the planned parking areas. Mr. Cook stated there will be no parking allowed on South Street East and that historically most people arrive for the semi-yearly and yearly events as multi-generational families in cars with three or more passengers. He stated to the Board that the planned parking will be sufficient to handle the major events at the temple.
Mr. Andrade informed Mr. Cook that a traffic detail will be needed as the Board has concerns with the parking for the major events. Mr. Cook stated that a nearby property owner, Johnson & Johnson, has offered use of their parking area if needed and the temple can provide a shuttle to their site.
Mr. Gallagher noted the Board's main concern is the traffic in and out of the site. He noted a possible condition of approval could be a police detail for traffic if needed.
During discussion, it was noted the site will meet the fire code requirements for occupancy limits. It was also noted the building will be tax exempt as a religious facility.
Mr. Andrade stated the major concerns for the Board are occupancy limits, plans with town emergency departments, drainage and parking. He noted the site is unique and must be developed safely.
Mr. Cook noted the intent tonight was to discuss the plan with the Board and determine any misunderstandings of the Board's rules and regulations and/or the Board's concerns. He noted the temple has no intent to impose but rather to work with the Board.
Mr. Gallagher suggested the Traffic Impact Statement should be based on the two biggest days at the site. During discussion, Mr. Cook noted there is no way to tell if membership at the temple will increase over the years but the main hall for events is being designed for 720 person capacity.
Board members advised applicant that if they see a regulation they believe is not applicable to the site, a waiver may be requested.
Mr. Cook asked if the Board would consider a reduction of the $54,500 application fee. Board members noted the site will be tax exempt in the future. Mr. Cook requested a full cost estimate from Nitsch Engineering for complete project review so one deposit can be made into the review account. The Board agreed applicant can directly contact Nitsch Engineering for that. It was also agreed a meeting will be arranged by the Town Planner for design review.
Mrs. Whalley asked if the building department will need technical assistance on the project. The Board agreed the building department can determine that if necessary.
7:18 p. m. - Joshua Freeman, Bridgewater, MA, appeared before the Board to discuss a possible partnership with Rome, Italy. After discussion, Board members agreed the idea was interesting but not within their scope. Mr. Freeman will further research the matter.
7:25 p. m. - Ryan Iron Site Plan and Special Permit public hearings were reconvened. Applicants or representative were not present. A proposed Certificate of Action (COA) was received. After discussion, it was agreed the COA will be revised. Ryan Iron public hearings were continued to May 20th meeting.
7:44 p. m. - Town Planner update: Mrs. Whalley presented a sketch and memorandum from Beals and Thomas, Inc., regarding the assessment Beals and Thomas performed for development of Raynham Housing Authority land on Mill Street for additional senior housing. After discussion, Board members agreed they would like to see a more complete surveying plan. After further discussion of the information prepared and presented to the Board, Mr. Andrade moved to hold the Beals & Thomas invoice payment until further information is provided; second by Mr. Fountain; motion passed by unanimous vote. It was agreed Mr. Gallagher will meet with Mrs. Whalley and review the scope of information that was to be provided by Beals and Thomas according to their contract for the project.
Mrs. Whalley informed the Board she met with representatives of Route 44 Hyundai to discuss a site plan for a new building addition. Mr. Fountain asked why auto carriers at Route 44 Hyundai are backing into Narragansett Drive when the site was designed for carriers to enter the site. Mrs. Whalley will discuss the matter with Route 44 Hyundai reps. After further discussion of the site, it was agreed the proposed project does not qualify for abbreviated site plan and a complete site plan process is needed.
Mrs. Whalley informed the Board she met with Vince Craigen, representative of the bank that now owns Berry Hill Adult Retirement Community. She noted that the bond being held by the Town for Berry Hill does not cover cost of the pool and clubhouse construction. She informed the Board that current residents of Berry Hill are concerned that newer homes being built are not of the same quality.
7:58 p. m. - General Business: Minutes of February 25, and March 18, 2010, were received. Mr. Fountain moved to waive the reading and approve as submitted; second by Mr. Ellis; motion passed by unanimous vote.
There was brief discussion of the fee reduction request submitted earlier by Ryan Iron. The Board agreed the town accountant should be consulted to determine if it is possible to refund the fees at this point in time.
Board members briefly discussed the proposed Pine Street zoning amendment that is on the Town Meeting warrant. Mr. Gallagher said he is concerned with residential subdivisions being included in the proposed light industrial zoning district and that subdivisions were not the intent of the amendment. After discussion, it was agreed the article can be amended on the floor of Town Meeting.
Mrs. McKenney informed the Board that the building department has no site plan issues with Lot 5, Forge River Park, but there is one unit in the building that does not have a final occupancy permit yet. Board members agreed the project review funds can be released since there are no site plan issues.
8:08 p. m. - King Estates: Mr. Andrade updated the Board about the meeting held today with Town Counsel, Mrs. Whalley, Mrs. McKenney, Roger Stolte and himself regarding calling in the bonds being held for completion of King Estates. After discussion, it was agreed a letter will be sent to all Town Departments requesting they forward to the Board any outstanding infrastructure or compliance issues they have at King Estates and to consider any additional costs or fees that may be needed.
Mrs. Whalley advised that John Schmid, Nitsch Engineering, informed her that approximately $1,000 may be needed for site inspection to determine the cost to complete King Estates. After discussion, Board members agreed there should be one bid sought for completing all three phases of Kings Estates.
Mr. Andrade moved to send a letter to all town departments regarding outstanding issues at Kings Estates as discussed by the Board; second by Mr. Fountain; motion passed by unanimous vote.
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There was no further business and the meeting adjourned at 8:12 p. m.
Respectfully submitted,
Christopher J. Gallagher
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