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HomeMy WebLinkAboutPlanning 02/23/2022Planning Board Meeting Minutes RECEIVED ''` _I FRKS OFFICE February 23, 2022 'M HAR I I Q If: 21 MEETING HELD IN PERSON IN MEETING ROOM,1,1,AB I _ L d i AND VIRTUALLY USING GOTOWEBINAR PLATTOFIII TT; Present: Beth Ashman -Collins, Chair; Diana Bren; Sharon Friedman; Michael McClanahan; Brendan Roche, Alternate; Adrian LeCesne, Alternate Shaun P. Burke, Director of Planning and Development Priscilla McGill, Administrative Secretary Absent: Joseph Cerretani, Clerk; Ralph Penney; and Michael Feck There were no submitted Form A plans. Amanda Chisholm, Development Manager for Mansfield Crossing was present for the meeting and presented her information for Pylon sign amendment to change the sign height and area. Ms. Chisholm stated that she is present to discuss changes to the pylon sign for the existing Special Permit and get comments from the Board for moving forward with an application to the Zoning Board of Appeals for a variance. She presented a site exhibit depicting the location of Mansfield Crossing with the location of existing sign off Route 495. She also presented pictures depicting the existing sign from the parking area view and a view with tree line that is currently hiding the tenant panels on the sign visually from highway traffic on Route 495. She noted that she is currently working with Shaun Burke, Town Planner, Kevin Dumas, Town Manager and MassDOT. Ms. Chisholm stated that the changes are important in retaining and acquiring new tenants by having the tenant panels visible on the pylon sign. She referenced conversations with MassDOT in which there is no policy for cutting trees around the sign and that MassDOT suggested making the sign higher and is willing to work with them to cut back some tree branches. She presented a rendering of the new proposed sign with trimmed trees in which the sign is clearly visible from the highway. The current sign is 35 feet high and the proposed is 65.5 feet high. Board Comments Ms. Bren inquired that if a variance is granted, would MassDOT be willing to work with them and Ms. Chisholm stated that they are willing to work with them to trim some of the trees, but Planning Board Meeting 2/23/22 Page 1 of 5 are not willing to clear cut trees. Mr. Roche requested a comparative view of the existing and proposed sign. Ms. Chisholm presented a current highway view and a proposed view with trees trimmed and higher sign. Ms. Friedman noted concern that the higher sign would be a big protrusion above the tree line and inquired if the new sign will have internal illumination. Ms. Chisholm stated that the existing does have internal illumination for the tenant panels and that the new sign will only have the tenant panels internally illuminated. Ms. Friedman expressed hesitation for support of the proposed sign and utilitarian validity of the proposed sign above the tree line. Ms. Ashman -Collins expressed concern with cutting the tree line but liked some of the aspects of the proposed sign such as it is simplified with fewer panels. She clarified that the sign is not most important for finding Mansfield Crossing, but of greater importance for visibility, awareness, and leasing, and that is important for the shopping plaza to succeed. Ms. Bren agreed and that it is important for the Town's revenue with new tenants in the larger spaces that are currently open. Ms. Chisholm stated that they worked to achieve a compromise in the height and design and not clear-cut trees in order to appeal to the Town and the tenants. Mr. Burke agreed that it is important that the sign is not proposed as a way finding sign, but more as an amenity to future retailers that may be drawn to the site. He further expressed that a good compromise was reached and that he liked the proposed sign cabinet being visible but that the actual pylon would not be visible above the trees. Mr. Burke stated that he spoke with Mr. McClanahan, who was not present for the meeting, and that Mr. McClanahan expressed that he had no reservations for the proposed new sign with only the cabinet visible above the tree line. Mr. Burke noted any relief granted from the Zoning Board of Appeals would then require an amendment by the Planning Board to the Special Permit. He also noted that if the Planning Board does not support the proposal at this point, it would not be beneficial for Ms. Chisholm's submission of a variance application to the Zoning Board and that this discussion is important for moving forward. Ms. Ashman -Collins suggested a letter of support be written to the Zoning Board. Mr. Roche expressed hesitation in writing a letter of support where only a minority of the Board was present for the discussion and may that not depict the Board's position accurately and suggested a straw poll. Ms. Bren motioned to have a straw poll recommendation that the Board approve the proposed sign. Roll call vote Brendan Roche — in favor Sharon Friedman — not in favor Diana Bren — in favor Beth Ashman -Collins — in favor Three (3) in favor, One (1) opposed, Zero (0) abstained Planning Board Meeting 2/23/22 Page 2 of 5 Ms. Ashman -Collins stated that the Board is typically in support of the shopping mall but are skeptical of signs. Mr. Burke noted that relief was granted for a 65 foot sign off Route 140 at the Longhorn restaurant plaza. He also commented that brick and mortar retail has a difficult time competing with online retailers and that the compromise reached with MassDOT for sign relief is a good thing to fill vacant spaces to maintain presence in the market to protect a Town revenue generating asset. Ms. Friedman clarified that she is in agreeance with Mr. Burke, but that she is not in favor of large signs protruding above trees. Ms. Chisholm stated that the proposed sign is critical for them in pursuing new tenants, where the current sign tends to be an issue in tenant negotiations especially for the larger vacant spaces. Mr. Burke inquired if Ms. Chisholm had gotten a sense of where the Board stands. Ms. Chisholm expressed hesitation without a full Board present, but would move forward with the ZBA application. Discussion ended. Ms. Ashman -Collins requested a motion to appoint a clerk. Motion: To appoint Ms. Bren as acting Clerk. (Friedman -Roche) Roll call vote Brendan Roche — in favor Sharon Friedman — in favor Diana Bren — in favor Beth Ashman -Collins — in favor Four (4) in favor, Zero (0) opposed, Zero (0) abstained At 7.31 p.m. Mr. LeCesne joined the meeting. Ms. Bren stated that the applicant requested the hearing be continued to March 9, 2022. Motion: To continue the hearing to March 9, 2022 at 7:30 p.m. (Friedman -Roche) Roll call vote Brendan Roche — in favor Sharon Friedman — in favor Diana Bren — in favor Adrian LeCesne — in favor Beth Ashman -Collins — in favor Five (5) in favor, Zero (0) opposed, Zero (0) abstained Minutes - January 26, 2022 Motion: To approve minutes of January 26, 2022. (Friedman -Roche) Roll call vote Brendan Roche — in favor Sharon Friedman — in favor Planning Board Meeting 2/23/22 Page 3 of 5 Diana Bren — in favor Adrian LeCesne — abstained Beth Ashman -Collins — in favor Four (4) in favor, Zero (0) opposed, One (1) abstained Minutes — February 9, 2022 Motion: To approve minutes with edits as noted by Mr. Friedman. (Friedman -Roche) Roll call vote Brendan Roche — in favor Sharon Friedman — in favor Diana Bren — in favor Adrian LeCesne — in favor Beth Ashman -Collins — in favor Five (5) in favor, Zero (0) opposed, Zero (0) abstained Minutes — February 16, 2022 — not submitted for approval Ms. Bren read into record a memo from Mr. Burke dated February 24, 2022 regarding Annual Town Meeting Article placeholder to update Zoning Bylaw Section 230-5.3 Site Plan Approval. Mr. Burke stated that the consultant, Judi Barrett's goal is to provide a draft for Board review prior to the public hearing. Ms. Bren suggested a permanent agenda placeholder so the Board would be ready to review when needed. Ms. Bren announced that she will be an official candidate for the Select Board on the May 10" ballot. Ms. Friedman inquired as to the update of construction at the Chocolate Factory. Mr. Burke stated that ten units in the building on the left of the property have full certificates of occupancy and those residential units can be leased anytime. The front office building is in process for tenant fit -up. He then updated the Board on the status of damage from a water valve break and there are still insurance issues to work out. There was also a roof leak that caused damage on the top floors which led to a total gut which required a new roof and finish of the top floors. The owner is still working with the insurance company. Mr. Burke expressed that he does not feel at this point that the owner would walk away. Ms. Friedman inquired as to the status of the Town owned old firehouse lot and adjacent lot. Mr. Burke stated that the two properties are separate and that his understanding is that the bidder is still interested in the property. The cleanup, due to an underground oil tank spill, is almost closed which will allow the Town to move forward with the perspective buyer. The owner of the adjacent property has passed away and no decision has been made for what to do with the property by the estate. Planning Board Meeting 2/23/22 Page 4 of 5 Mr. Roche inquired if there has been any further inhouse development on MBTA communities. Mr. Burke referenced draft maps that are being developed and applying information in the Town buildout study from a year ago, but that it is still a work in progress. Motion: To adjourn at 7:50 p.m. (Bren-Roche) Roll call vote Brendan Roche — in favor Sharon Friedman — in favor Diana Bren — in favor Adrian LeCesne — in favor Beth Ashman -Collins — in favor Five (5) in favor, Zero (0) opposed, Zero (0) abstained Date of Next Planning Board Meeting: March 9, 2022 at 7:00 p.m. Signature of Clerk Date of Approval Planning Board Meeting 2/23/22 Page 5 of 5