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HomeMy WebLinkAboutPlanning 12/06/2021RECEIVED Planning Board Minutes' ! CLERKS OFFICE December 8, 2021 "HYBRID" MEETING HELD IN PERSON IN MEEVMEWOIW:P "IND VIRTUALLY USING GOTOWEBINAR PL TTQRM Present: Beth Ashman -Collins, Chair; Joseph Cerretani, Clerk; Sharon Frredindh; Michael McClanahan; Ralph Penney; Michael Feck; Brendan Roche, Alternate; Adrian LeCesne, alternate (arrived at via remote access) Shaun P. Burke, Director of Planning and Development; Priscilla McGill, Administrative Secretary Absent: Diana Bren There were no submitted Form A plans. 1. November 10, 2021 minutes Motion: To approve minutes as submitted. (Friedman-Cerretani) Four (4) in favor, Zero (0) opposed, Three (3) abstained - McClanahan, Feck, Penney. PASSES 7:04 p.m. Mr. LeCesne arrived at the meeting remotely. Mr. McClanahan inquired as to the funds for land acquisition of 177 Old Elm Street. Mr. Burke spoke of the Town being in a better financial position as opposed to when the land was last offered for the Town to purchase. Mr. Burke then recapped the Ch. 6 1 A Assessment and Taxation of Agricultural and Horticultural Land where the land owner can place the land in this use and receive a reduced tax bill. On a change of use or change of land the owner has to present the Town with a Right of First Refusal and this parcel, with a total of 33 acres in which 30 acres are proposed for use change to be acquired by a new buyer. The Select Board reviewed the Purchase and Sales Agreement and send a Request for Recommendation to Exercise or Not to Exercise the Town's Right of First Refusal, to the Planning Board, Conservation Commission, Open Space Committee, and the Recreation Commission. Mr. Burke noted that the Open Space and Recreation Plan, Master Plan and a Strategic Plan are now completed and recent public policy documents recommend that the Town acquire additional Planning Board Meeting Minutes 12/8/21 Page 1 of 5 open space. Especially land that provides pedestrian links from one neighborhood to another and also, that unifies the Town's landholdings. He further explained the map of land depicting Town owned and NRT parcels (existing passive recreation) that surround the land for acquisition. Mr. Burke expressed his opinion that it would benefit the Town to acquire the 30-acre parcel to unite the current Town owned and NRT parcels as one large passive recreation space with pedestrian access from Old Elm Street to Jewel Street or through the NRT land to Buckskin Drive and out to Williams Street. Mr. Burke stated that the hardwood has been logged off the land for sale, but the softwood trees remain, which is part of the forestry use that the land has been used for over the past 30-40 years. Ms. Ashman -Collins paused discussion in order to continue the Special Permit Public Hearing scheduled for 7:15 p.m. Sharon Friedman recused herself from this hearing. Craig Cygawnoski, RIM Engineering and owner William McDermott were present. Mr. Cygawnoski referenced receipt of comments from Rick Alves, Town Engineer which may require a building redesign. Mr. Cygawnoski then requested a continuance to January 12, 2022 at 7:15 p.m. Motion: To continue the hearing to January 12, 2022 at 7:15 p.m. (Cerretani-McClanahan) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Mr. Burke stated that circumstances have changed since the first offering of the land and offered his opinion that the Board recommend to the Select Board that they acquire the property under their Right of First Refusal. Mr. McClanahan inquired if review of the Capital Improvement Committee wishes has been made and referenced the improvements to be made for the ADA Act. Mr. Burke noted that Plymouth Street has already been funded. The Town also recently received a $100,000 PARC grant to supplement the capital budget voted at Town Meeting. Mr. Penney indicated that the Select Board would not be seeking financial advice from the Planning Board, but seeking recommendation if the land had value to the Town for acquisition. Ms. Ashman -Collins agreed noting whether it fits into the Master Plan and if it adds value to the Town for open space purposes. Mr. LeCesne inquired if the Town purchases the land would the school need to search for other land to purchase for school expansion. Discussion ensued for both school and Town to benefit Planning Board Meeting Minutes 12/8/21 Page 2 of 5 from the land by subdividing for both uses. Mr. Burke noted partnering options as to how this could be achieved. He further noted a Conservation easement option in which the landowner grants the easement to the Conservation Commission in perpetuity for passive recreation or wildlife or something similar to benefit the Town without some of the expense. Ms. Ashman - Collins reiterated that open space and passive recreation is a "use" even though it does not meet the traditional development plan. Ms. Friedman noted having been on the Master Plan Committee, that one of the major pillars was to develop open space in town and that this parcel of land would benefit the Town by connecting the entry and exit and is something that should be considered and used for passive recreation. She further noted that there are other options of land that the school could pursue and that it is the purview of the Planning Board to give a recommendation to the Select Board as to whether the acquisition of the land by the Town supports goals of the Master Plan. Ms. Ashman -Collins further noted that that Board's recommendation is about the value of the land for conservation open space and not about what others may propose for the site. Ms. Friedman voiced opinion that the Town should exercise its right to purchase fulfilling the goals of the Master Plan. Mr. Cerretani acknowledged this unique situation with private buyer and Town purchase options. He expressed agreement with recommendation to the Town for purchase. Mr. Penney inquired, if the Town purchased this parcel, what would total acreage of Town owned land be in this area, to which Mr. Burke replied there would be about 60-70 acres. He noted that the NRT parcel was deeded by the private resident homeowners in the center of the parcel. Discussion ensued with relation to habitat, location to surrounding streets, and value for long-term open space sustainability. Public Comments Mark Corsillo of 1604 West St. expressed that he would like to see the parcel used as conservation land and trails connecting the Town properties. Motion: To recommend to the Select Board to exercise its right to purchase the land to fulfill a primary goal of the Master Plan and the Open Space and Recreation Plan of acquiring additional open space and providing pedestrian trails to link existing neighborhoods. (Friedman -Penney) Five (5) in favor, Two (2) opposed, One (1) abstained PASSES Mr. Penney confirmed that conservation land is use for passive recreation including hiking. Mr. Burke noted that there cannot be motorized vehicles and some places actively discourage mountain bikes. Mr. Penney inquired as to Mr. Burke's opinion of what would be the best use of the 177 Old Elm Street parcel. Mr. Burke expressed his opinion to just leave the parcel as it is for trails and passive use. He noted that the Conservation Agent has worked with Mark Cook of the DPW to put together a DPW funded Open Space Management Maintenance Plan. Mr. Penney referenced past actions of illegal dumping and the reliance of organization such as Boy Scouts and the JV's to clean the areas. Mr. Burke noted that with the new Plan, there would not be a need to rely on volunteers. Planning Board Meeting Minutes 12/8/21 Page 3 of 5 Mr. Burke explained that the Workshop is being handled through the Town Manager's office. There has been a discussion with a consultant for availability, willingness, and cost. The consultant and date have not been chosen but things are moving forward. Ms. Ashman -Collins confirmed that they would be seeking a date in January for the workshop and requested Mr. Burke to communicate to the Town Manager that for the Planning Board this is a priority and the Board will accommodate an additional meeting date in January. Mr. Burke apprised the Board on Housing Choice Grant award of $82,500 to revisit the planning for the transit -oriented development district. He referenced a meeting with a land owner who has an interest in moving forward to develop with renewed interest and demand for units similar to units built near the train station as people are returning to work office spaces and the demand for rail commuting is rising. Mr. Burke noted that the apartments near the train station are at or near 100% capacity. Mr. Burke stated that the land owner and developer would like to be aware of what the Board's direction is and they would like to have the ability to participate in some of the planning sessions. Mr. Cerretani referenced a previous Board discussion that for added density and development near the train station, there would need to be a roadway added off County street. Public Comments Steve Schoonveld of 21 Newton Street referenced an article in the MMA Beacon December issue "DHCD Drafting Guidelines for MBTA Communities" and read a portion of the article noting that there are 175 MBTA communities and that Mansfield is more likely one of the communities. The article noted that "Section 3 of the Zoning Act requires an MBTA Community to have at least one zoning district of feasible size in which multi -family housing is permitted As -of -Right." Mr. Schoonveld read the required criteria for building within on half mile of commuter rail. Board discussion ensued for access road development and land acquisition or gifting and moving forward. Mr. Penney inquired as to the status of adding a movie theatre at Mansfield Crossing. Mr. Burke stated that property management is in discussions with Apple Cinema, but there is no signed lease yet. Planning Board Meeting Minutes 12/8/21 Page 4 of 5 Mr. Penney inquired as to the status of the Chocolate Factory apartments. Mr. Burke stated that the lower left front stone building is ready for final occupancy permits. He noted unforeseen set- backs that caused delays. Mr. Penney inquired about the potential marijuana facility in the old factory property off Francis Avenue and the jobs it was to provide. Mr. Burke stated that it was for research and development and the building has changed ownership and there is still interest in marijuana facility as the site was approved for research and development and manufacturing. Motion: To adjourn at 7:58 p.m. (McClanahan -Penney) All in favor. PASSES Date of Next Planning Board Meeting: January 12, 2021 at 7:00 p.m. Signature of Clerk Date of Approval Planning Board Meeting Minutes 12/8/21 Page 5 of 5