The Raynham Planning Board held a regular meeting on Thursday, September 2, 2010, at Raynham Veterans' Memorial Town Hall. Chairman Daniel Andrade opened the meeting at 6:02 p. m.
Board members present: Daniel Andrade, Burke Fountain, Henry Ellis and Russell Driscoll
Board members not present: Christopher Gallagher
Staff present:~ Marilyn Whalley, Town Planner, Maureen McKenney, Administrative Assistant; John Schmid, P.E., Nitsch Engineering
6:02 p. m. – General Business: minutes of August were received. Mr. Fountain moved to waive the reading and approve the minutes as submitted; second by Mr. Ellis; unanimous vote to approve (4).
Foxwood Estates subdivision (located off Carver Street): In regard to acceptance of Foxwood Estates as a Town way, correspondence was received from Board of Sewer Commissioners, Highway Department, North Raynham Water District, Treasurer/Collector and John Schmid, Nitsch Engineering.
Mr. Schmid informed the Board he reviewed the Foxwood’s as-built plan. He noted a “red flag” arose as to whether or not a survey was done. He also noted the detention basin fencing may be outside the drainage parcel.
Mr. Andrade noted the memo from Nitsch Engineering indicates there are a few other items to be addressed at the subdivision. He noted the sewer department indicated only a couple of minor items remain; the highway department has no issues; the NRWD has no issues; and, the tax collector indicates the first quarter taxes are not yet paid. Mr. Andrade noted the subdivision seems to be ready for acceptance other than Mr. Schmid's concerns. Mr. Schmid asked if the Board could conditionally recommend acceptance; the Board stated no.
After discussion, it was agreed Mr. Schmid will contact the surveyor of record to discuss the as-built plan. The matter was tabled to the next meeting. Mrs. Whalley will advise the developer of the taxes owed.
6:15 p. m. Hyundai site plan, 1154 Route 44, public hearing was reconvened. Brian Dunn, Project Director, MBL Land Development and Scott Vlasak, AIA, Bruce Ronayne Hamilton Architects, were present along with applicants Denise Bruno, Robert Barboza and Tim Bruno of Route 44 Hyundai. Project review correspondence dated August 31, 2010, was received from Nitsch Engineering.
Mr. Dunn addressed the Board and noted Nitsch Engineering review letter indicated only minor items to be addressed. Mr. Dunn submitted a letter, revised date September 1, 2010, listing waiver requests. He noted no new trees are planned but loam and seed will be added to decrease the amount of pavement on site. Mr. Dunn presented a building elevation plan. He noted applicant is asking to keep the existing light fixtures on site. Mr. Dunn discussed the bioretention area, noting plantings and vegetation will replace the existing bark/mulch mix.
Mr. Dunn noted the applicant was willing to provide cross-easements between the locus property and their adjacent property and record the easements prior to a Certificate of Occupancy being issued.
Mr. Dunn discussed the waiver request for bituminous curbing.
Mr. Fountain questioned the lighting. Mr. Dunn noted some old lighting will remain and some new lighting and wall paks will be added. Mr. Fountain requested light shielding near the street be improved; Mr. Dunn agreed.
Mr. Andrade requested the lighting candle numbers be shown on the plan if shields are not provided so the Board will know the lights are within the acceptable limits. Mr. Dunn explained the new lights face downward.
Mr. Bruno asked if it was bad that some of the lighting spilled on to Route 44. Mr. Andrade explained there is a minimum foot candle allowed in order to protect adjacent properties and the regulation has worked to date for other sites. Mr. Schmid asked if the remaining lights had wires above or under ground. Mr. Vlasak explained the lights on the street had underground wires and the lights on site had wires.
Mr. Dunn reviewed the new layout of the site. He noted there will be new pavement up to where the existing gravel is located.
The lighting was further discussed. Mr. Andrade stated he wants lighting in the public areas. It was noted the side of the building will have wall paks. Mr. Andrade asked Mr. Schmid if the lighting meets the site's needs. Mr. Schmid stated the proposed new lighting meets needs but he was not sure of the existing lights because no details were provided.
Mr. Fountain asked where cars will be unloaded. Mr. Dunn pointed out the area on the plan. During discussion, it was noted the applicant can modify the cross easement or provide an alternative easement if they sell any of their property involved with the easement. Mr. Ellis requested the plan show the truck drop-off area on site without using the adjacent property. Mr. Schmid suggested the plan show that drop-offs can be done internally on site. Mr. Dunn said he can do that. Mr. Fountain noted the cross easement will be recorded. Mr. Ellis was agreeable.
Mrs. Whalley asked if the lights will be on wooden poles. Mr. Vlasak said no and explained the pole to he used.
Landscaping was discussed. It was noted a waiver will be needed to reduce number of trees. It was noted that some trees will be eliminated for maintenance reasons and to avoid hindering road visibility. Mr. Andrade suggested some trees can be relocated elsewhere in the parking lots. Mr. Dunn noted there are trees on the side of the lot and some on the abutting property. Mr. Barboza stated they were okay with locating trees as long as the building is not obstructed. It was noted there is ample vegetation along the back property line. Mr. Andrade stated the Board will allow 20 trees to be added with the possibility of more being added if needed. Mr. Dunn agreed to a condition of planting 20 additional trees before a Certificate of Occupancy is issued. Mr. Schmid stated a landscape plan is not needed but the
plantings should be described on the plan.
There was discussion about the full-depth reclamation pavement to be done at the front of the site. During discussion, it was noted there will be marked entrance and exit into the site. It was noted there will be adequate handicap parking spaces with room to add more spaces if needed.
It was noted there will be a retaining wall along the front property and cars will be displayed there. It was noted there is adequate room to display without hindering visibility.
Mrs. Whalley informed the Board there is a $25,000 surety bond still being held for a previous Route 44 Toyota site plan. After discussion, Mr. Andrade advised the applicants to clean up the issues with the old site plan so the bond can be returned to applicant.
Mr. Fountain noted that traffic sometimes backs up on Route 44 while cars are being unloaded. Mr. Barboza explained that an area for unloading is provided but occasionally a new driver will not be aware of the unloading area. The Board requested the situation be monitored.
It was agreed the applicant will draft a Certificate of Action for the next meeting. The public hearing was continued to September 16, 2010, 6: 05p. m. An extension of time-to-act was signed.
6:58 p. m. - South Main Street/King Philip Street Open Space plan - public hearing reconvened. Request for continuance received from Todd Pilling, P. E. The hearing was continued to October 7, 2010, 6:15 p. m.
7:00 p. m. - NMR Meditation Center, 362/364 South St. East public hearing opened. Mr. Ellis read the hearing notice. Richard Cook, BSC Group, agent for applicant Wat Nawamintararachutis, was present along with Matt Lewis, RA, Architectural Resources Cambridge, Stephen Martorano, PE, BSC Group, and members of NMR Center. John Schmid, PE, Nitsch Engineering, was present. Review correspondence, dated August 31, 2010, was received from Nitsch. Memorandum, dated August 25, 2010, re. Traffic Peer Review, was received from Nitsch.
Mr. Cook appeared before the Board and presented the plan and a scaled model of the proposed Thai Buddhist center. He noted the project has received an Order of Conditions from the Conservation Commission and it was recorded. He noted the project will be seeking a variance from the Board of Appeals to allow the height of the building. He noted most of the project is located in Business District with a small portion being located in Residential A District. He noted the proposed center is for religious and educational use and is a protected use subject to reasonable dimensional criteria.
Mr. Cook explained the property was purchased in 2006 and the center will be dedicated to the King of Thailand who was born in Cambridge, MA. He explained the center will have two major events each year, spring and fall, and another nine or ten celebration events yearly. He noted the major events will draw 500 to 550 people, and they are hoping the congregation will increase over time. He noted the events were held on site last year with tents set up to accommodate attendees.
During discussion, it was noted that police and fire details are involved in events at the center. Mr. Cook noted that 180 cars were parked in April to accommodate 500 to 550 people. Mr. Cook explained that there may be an increase in members when the facility is built but the Thai population is limited. He noted the facility will be open to the public so there may be non-Thais present. Discussion followed regarding the various types of Buddhists and who may be attending the temple.
Mr. Andrade asked if neighbors of the site were present. Hands were raised in the audience.
It was noted no correspondence has been received from the police or fire department regarding past events. It was agreed to check with those departments again. Mr. Ellis noted he would like to hear from the fire department. Steve Martorano noted he spoke to Captain Flanagan who indicated he had no issues after looking at the plan. It was agreed to ask highway, fire and police departments if they have any further input.
Mr. Cook stated there will be no more development on the property. Mr. Andrade stated that could be a condition of approval. Mr. Cook noted the back land is not developable because of wetlands.
Mr. Fountain asked if there is a possibility of expansion of the facility in the future. Ben Wang, ARC, stated it is unlikely because the structure will not support expansion. Matt Lewis, ARC, Project Manager, stated he will be on site during construction, which will take about 18 months to 2 years. He noted the project will be done in one phase.
Mr. Lewis noted the building model that was before the Board, and he pointed out the different areas of the facility such as the residence area, the temple area, mechanical areas, etc. It was noted a small generator will be on site.
Michael Souza, 6 Dennis Lane, Wareham, MA, spoke in favor of the project, noting he works with the monks on site.
Eric Hebert, 418 South Street East , asked about the scale of the model to the actual project. Mr. Wang discussed the model and the height of the proposed building. It was noted the steeple will be 180 feet and will be in compliance with FAA regulations.
John Schmid briefly discussed his review correspondence. He noted 240 parking spaces will be provided on site and there will be a shuttle between Johnson and Johnson property and the site. The Board agreed to send correspondence to police, fire and highway department advising of the planned shuttle and asking if those departments had any issues or concerns. It was noted police presence at events can be a condition of approval.
There was discussion about the two driveways/entrances on the plan.
Mr. Fountain asked about the timing of the events. Mr. Cook explained it is not like a typical church service with attendees coming and going at the same time but rather traffic is distributed over a period of time. He noted a benefit of that is there is no extreme peak in traffic but rather a gradual coming and going, which differs from an office building use, which is an allowed use by zoning.
Mr. Fountain asked about the number of parking spaces. Mr. Cook noted there will be 240 spaces with room for an additional 20 to 30 spaces if needed. He noted most people come to the site as family with three to four per car.
Mr. Ellis asked about the shuttle service between J & J and the site. He noted there are no sidewalks in the area. Mr. Cook explained there will be shuttle between the sites in the event of overflow for major events.
Mr. Schmid asked why the arrivals will be staggered. Ken Pitts, Chestnut Street, North Attleboro, explained that most people come at lunch time so that is the peak time. Mr. Cook explained some arrive early to prepare and some stay late. He noted there are four to five activities on site between 9 a. m. and 3 p. m.
Mr. Andrade asked Mr. Hebert, a neighbor, how long he has been living in the area and if he has seen any traffic problems. Mr. Hebert stated he has been there 10 years and has not seen traffic problems.
During discussion of parking, Mr. Cook noted the parking will be structured and preferential treatment will be given to the cars with most occupants. Mr. Schmid noted the parking spaces are such that one car can be parked behind another. Mr. Schmid noted the parking area can be “green” with low impact elements.
Mr. Schmid discussed the proposed drainage system. It was noted the plan has been to the Conservation Commission.
Letter dated August 16, 2010, was received from Roger Stolte. Mr. Schmid agreed to review the letter and report back to the Board.
The location of the driveways in relation to Hill Street was discussed. Mr. Schmid noted there will be only a minor effect at the intersection. There was discussion about whether or not the gates at the entrance will be kept locked or unlocked. Mr. Schmid noted the police can restrict the use of the entry to one-way if needed.
Fencing around the property was discussed. Mr. Andrade noted he likes the fencing as shown on the drawings because it gives the site a residential look and adds to the neighborhood. He noted he would like to see fencing on the plan. Mr. Cook noted any fencing now is ornamental and the site line has not been studied yet. Mr. Wang noted the budget may not allow for fencing.
Mr. Ellis requested a list of waiver requests be submitted. He noted the Board probably will not give a waiver of bollards. Mr. Martorano asked if there is an acceptable alternative. After discussion, it was agreed applicant should work with John Schmid on an aesthetic and safe bollard.
Eang Tan, Shea Street, Quincy, MA, addressed the Board. He noted he volunteers at the temple. He noted the fence is just in the design mode and direction will be needed from Thailand, and it is not in the budget now. Mr. Andrade noted a fence will have to please the Board, police and fire but can be done at a later date.
After discussion, the public hearing was continued to September 16, 2010, 6:50 p. m.
After discussion, Mr. Cook signed an extension of time for the Board to act on the plan until December 31, 2010. It was agreed the applicant will provide a draft Certificate of Action for the next meeting.
8:10 p. m. - McDonald's, Route 44, site plan public hearing was reconvened. Request for continuance was received from Alan Micale, PE, Ayoub Engineering. The hearing was continued to October 7, 2010, 6:20 p. m.
8:12 p. m. - McDonald's, Route 138, site plan public hearing was reconvened. Request for continuance was received from Alan Micale, PE, Ayoub Engineering. The hearing was continued to October 7, 2010, 6:30 p. m.
Mr. Fountain moved to ask town departments for input on the plans; second by Mr. Driscoll; motion passed by unanimous vote (4).
8:20 p. m. - Town Planner update: Mrs. Whalley informed the Board the market study for South Coast Rail will be presented to the Selectmen on September 21, 2010. She noted no action is needed by the Board at this time. She explained the study shows three different scenarios for development of the former dog track property.
General Business: Letter dated August 25, 2010, was received from Randall Buckner, Town Administrator, requesting a recommendation from the Planning Board on Town acceptance of Karen's Way. The Board agreed to ask town departments if they have any outstanding issues at Karen's Way. The matter was tabled to the next meeting.
There was no further business and the meeting adjourned at 8:23 p. m.
Respectfully submitted,
Christopher J. Gallagher, Clerk
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