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HomeMy WebLinkAboutPlanning 03/09/2022Planning Board Meeting Minutes RECEDED C4 FRKS OFFICE March 9, 2022 1C12 FiAR 2U P l'G: 30 MEETING HELD IN PERSON IN MEETING ROOM 3 A/B I f,,•, I: IEL.D AND VIRTUALLY U5ING GOTOWEBINAR PLATFORM Present: Beth Ashman -Collins, Chair; Diana Bren; Sharon Friedman; Michael McClanahan; Ralph Penney; Michael Feck; Brendan Roche, Alternate; and Adrian LeCesne, Alternate Motion to appoint Ms. Bren as Clerk for the meeting. (Friedman-Feck) Roll call vote Sharon Friedman — in favor Diana Bren — in favor Ralph Penney — in favor Michael Feck — in favor Adrian LeCesne — in favor Brendan Roche — in favor Beth Ashman -Collins - in favor Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES There were no submitted Form A plans. Minutes - February 16, 2022 Motion to approve minutes with noted changes by Ms. Friedman. (Friedman -Roche) Roll call vote Sharon Friedman — in favor Diana Bren — in favor Ralph Penney — abstain Michael Feck — in favor Adrian LeCesne — in favor Brendan Roche — in favor Beth Ashman -Collins - in favor Six (6) in favor, Zero (0) opposed, One (1) abstained PASSES Planning Board Meeting 3/9/22 Page 1 of 8 Minutes — February 23, 2022 Motion: To approve minutes of February 23, 2022. (Friedman -Roche) Roll call vote Sharon Friedman - in favor Diana Bren — in favor Ralph Penney — abstain Michael Feck — abstain Adrian LeCesne — in favor Brendan Roche — in favor Beth Ashman -Collins - in favor Five (5) in favor, Zero (0) opposed, Two (2) abstained PASSES To amend the Zoning bylaw Ch. 230, See. 4.7 Signs to restrict signs in the Town -owned right-of- way, to require Select Board approval of temporary signs on Town -owned land and to add a new section regarding Digital message Board signs. Ms. Bren read the hearing notice into record. Mr. Burke stated that the amendment has been changed and that the portion for digital signs has been removed. The amendment will appear in the warrant as simply adding the new line #10 "All signs (permanent or temporary) on or within the Town -owned street right-of-way or Town - owned land shall be subject to Select Board approval." 7:10 p.m. Mr. McClanahan joined the meeting remotely. Public Comments There were no public comments. Board Comments There were no Board comments. Motion: To recommend to the Select Board to support at Town Meeting Zoning Bylaw Ch. 230 Sec. 4.7 Signs bullet point #10 as presented. (Bren-LeCesne) Roll call vote Brendan Roche — in favor Adrian LeCesne — in favor Sharon Friedman - in favor Ralph Penney — in favor Diana Bren — in favor Michael Feck — in favor Michael McClanahan — in favor Beth Ashman -Collins - in favor Eight (8) in favor, Zero (0) opposed, Zero (0) abstained PASSES Motion: To close the public hearing. (Bren-Penney) Roll call vote Brendan Roche — in favor Adrian LeCesne — in favor Sharon Friedman - in favor Ralph Penney — in favor Diana Bren — in favor Planning Board Meeting 3/9/22 Page 2 of 8 Michael Feck — in favor Michael McClanahan — in favor Beth Ashman -Collins - in favor Eight (8) in favor, Zero (0) opposed, Zero (0) abstained PASSES Ms. Ashman -Collins shared that she has been a member of the Downtown Committee as a Planning Board representative. She briefly described the Committee's purpose and noted that she will be stepping down as the Planning Board's representative. She stated that she is seeking interest from another member of the Planning Board to participate as she is stepping down. She further noted that the Committee meets periodically on Monday's at 6pm and that their last meeting was in November 2021. Discussion will take place at the next Planning Board meeting. Mr. LeCesne mentioned that at a parking area off River Road there has been issues with snow and asphalt residual on sidewalks and suggested that this be kept in mind with the potential future realignment of the road. Ms. Friedman stated that she has noticed an increase of delivery trucks on Pleasant Street and that many drivers are using private driveways to turnaround and sometimes driving over the grass. She inquired if this should be taken up with DPW or add signage. Mr. McClanahan stated that there is an increase all over town. Mr. Penney suggested getting the vehicle plate information and calling the company directly for action to be taken. Mr. Burke agreed and noted that unless the street has posted "No Thru Trucking" signs, it precludes the trucks driving down the street. Ms. Bren apprised the Board that she is officially on the ballot for Select Board. Mr. Burke said that it has been very quiet for Town action. He noted that Chauncy Street, Chase Bank will be closing in April and permeability tests are being performed with anticipated building demolition slated for May or June. Mr. Penney inquired about the occupancy of the Chocolate Factory building. Mr. Burke apprised the Board as was discussed at the previous meeting. Ms. Friedman recused herself. Mr. Burke stated that at the last meeting the Board had directed him to draft a positive decision for approval of special permit for approval of a five -unit multi -family on Pleasant Street. Mr. Burke apprised the Board of what has taken place from initial submission, with building elevation changes, reduction from seven units to five units with garage under each unit, added windows, and site plan changes for final review. He noted that it does meet current Bylaw requirements and that in his opinion the special permit is ready for vote. Planning Board Meeting 3/9/22 Page 3 of 8 Mr. Penney noted that the changes were made due to Board and abutter comments. He expressed his opinion that the current design benefits the character of the neighborhood better than the original presentation and credited the applicant for working with the Board. Mr. Burke agreed and noted that the density was reduced by approximately 30 percent from on - grade parking to garage under and the pitched roof design is more in keeping with housing in the neighborhood. Ms. Bren read the draft decision conditions of approval for the record. Ms. Ashman -Collins stated that since the approval is for Special Permit, the Board will vote individually as to the benefits outweighing the detriment. There were no public comments. Motion to Grant the Special Permit for 20-22 Pleasant Street. (Feck-McClanahan) Mr. Feck stated that he finds that the benefits outweigh the detriments of the project and that it was a good collaboration between the applicant and the Board to make the project better for the neighborhood by lowering density and changing the roof style while benefttting the neighborhood by developing a piece of land off Main St. but even though in B-1 zone the property is not really right for business use and this is the best use for the project and would approve this project. Ms. Bren also agreed that the benefits outweigh the detriments and that any safety concerns have been addressed on residential and snow removal perspectives The decision to change from seven to five units also works well and would approve this project. Mr. McClanahan stated that he approves as the benefits outweigh the detriments of the project and commended the applicant for making the changes for a better modern building and will be an improvement to the existing building that is there now. Mr. Penney stated that he is in favor of the project and that the benefits outweigh the detriments. The redevelopment of an older property in an older neighborhood will provide much needed housing in the downtown area within walking distance to the train station. He expressed his opinion that the final building design better fits that character of the neighborhood. Mr. LeCesne stated that the benefits outweigh the detriments and that the applicant was cooperative with communication and making changes that reflected the Board's issues. The location of the project close to commercial downtown area will allow for greater pedestrian access and conforms with the Town's long-term strategic planning. He noted that the project is an improvement to the land and items such as drainage, street view, roof pitch, and snow removal concerns were addressed on a reasonable basis and vote is in favor. Mr. Roche stated that he is in favor of the project as the benefits outweigh the detriments and thanked the applicant for working with the Board in changing from seven to five units, density size reduction, allowing roof form to better fit in the neighborhood, addressing parking concerns, and driveway layout and parking. The exterior was well done and it will be an improvement to the community. Planning Board Meeting 3/9/22 Page 4 of 8 Ms. Ashman -Collins also agreed that the benefits outweigh detriments and is in favor of the project. There is an economic benefit for housing within walking distance to the train, which is appreciated. She further stated her appreciation that the applicant worked to make the project fit within the neighborhood and noted the additional benefits of water drainage and retention on the property. Ms. Ashman -Collins confirmed the vote as unanimous. Motion to close the public hearing. (Feck — LeCesne) Roll call vote Brendan Roche — in favor Adrian LeCesne — in favor Diana Bren — in favor Michael Feck — in favor Michael McClanahan — in favor Ralph Penney — in favor Beth Ashman -Collins — in favor Seven (7) in favor, Zero (0) opposed, Zero (0) abstained Ms. Friedman returned to the meeting. Arek Galle and William McGrath of BETA Group were present. Mr. Galle reviewed the Densification Initiative with timeline and noted that the State is seeking participation confirmation from communities by May. He reviewed the initial presentation mapping and a map from 2019 initiative in reference to densification and walkability, within one-half mile, to show where it could be intensified. He then presented the three original draft preliminary concepts for overlay area surrounding MBTA Station identifying land where this overlay would be appropriate. Mr. Galle showed how existing housing would be affected and then presented a new concept Map 4 draft hybrid map incorporating 100 acres and parts from the other three maps for an alternative option. He then showed a comparison of Map 4 to the other three draft potential overlay area maps and existing area following streets for delineation. The result would be for an overlay to identify land where the use would be most appropriate Mr. Galle discussed that as the map area is moved to the East it runs into smaller scale single house lots and in order to facilitate the overlay, it may be that some lots need to be combined for multi -unit housing which may be out of character for what the community expects. He again discussed the Map 4 hybrid map approach option which includes about 100 acres as opposed to the 50 acres originally discussed. Mr. Galle stated that there is a timeline for public meeting and select board meeting. Mr. Burke said that the Select Board has scheduled April 201h for a joint meeting with the Planning Board. Mr. Burke suggested that the Map 4 option would be the best fit for the options for safety and walkability. Ms. Ashman -Collins inquired if the density threshold has already been met in the downtown area with existing mixed use and should it be included in the by right residential only zone. Mr. Burke stated that when the mixed -use density is created it would be by right with site Planning Board Meeting 3/9/22 Page 5 of 8 plan review only and clarified that when it is all residential that a site plan goes to special permit and that the distinction is clear in the zoning Bylaw. Ms. Ashman -Collins clarified that the new residential only zone would be by right only. Discussion ensued for by right residential and current mixed -use requirement downtown. Mr. Burke noted that the regulations do not specifically call out that mixed use could be allowed but that representations at the MMA conference implied that mixed use could be allowed. He referenced areas East and West of the railroad tracks where different densities could be applied. He also mentioned that density that encourages teardowns of existing homes to increase density does not make good policy and should not be encouraged. Ms. Friedman also referenced the MMA meeting in that multi -use was encouraged. Mr. Galle stated that an overall target of 1,280 units would be required for Mansfield. Density would vary for districts within the target area. Ms. Ashman -Collins stated that rezoning of historic districts could result in the tear down of historic buildings and requested historical buildings be taken into consideration. Mr. Penney commented that he feels that the goal is for the MBTA to increase their ridership. Ms. Ashman -Collins stated that the goal is more comprehensive and there is an economic goal that zoning is a constraint to housing development that drives up housing prices and strains the economic growth of the region. Mr. Penney stated that there are restrictions due to the wetlands and industrial land along the tracks preventing residential housing growth. Mr. Burke said that the overlay could overcome some of the issues and create market driven housing. Mr. Roche commented that Mansfield is in a good position to deal with this process and has made great progress over the past ten years and that the densification process is an advantage to Mansfield. Mr. Penney inquired if Mansfield meets the goal and Mr. Burke stated that more calculations are needed and that Mansfield currently has several high -density projects but his sense is that Mansfield does not meet requirements. He further noted that with the 50 acre/15 units per acre calculation, Mansfield would be at a deficit of about 600 units. The creation of mixed overlay density with some areas of a higher density would average out. Mr. Grille said creating tiering or creating subdistricts would also help. Mr. LeCesne expressed interest in draft overlay maps 3 and 4 as better options for pedestrians. Ms. Ashman -Collins referenced walking distance to schools is also important. Mr. Galle stated that the dialog is important and there is a window of a few years to refine moving forward. Mr. Galle suggested keeping an open dialogue and that there are a few years to refine. Ms. Ashman -Collins inquired if the Chocolate Factory building is within the proposed zone and Mr. Burke said it is outside of the MBTA required half mile zone, but there are developable lots and buildings. Mr. LeCesne inquired if there are feasible option for creating a walking overpass above the train tracks. Mr. Burke spoke of improvements to the train station and handicap ramps that were completed and that the Town had pushed for an overhead from the parking area on the West side to the train station on the East side of the tracks. At that time the MBTA refused to create a pedestrian overpass due to the cost of having to incorporate ADA accessible elevators and ramps and only created the existing concrete ramps. Planning Board Meeting 3/9/22 Page 6 of 8 Mr. Galle noted that if there is a future garage that would be a good place for an aerial connection. He displayed an aerial picture and map of vehicular and pedestrian access. Discussion ensued for a preferred concept of one-way in on Draper Ave. with an exit on Howe St. with the creation of a "new" River St. but that it would be challenging with a lot of grading to deal with. He spoke of multiple land owners to one side that would have to come to an agreement for redistricting land. To the West of the corridor are residential lots that would remain green. Mr. LeCesne spoke of a significant existing rock and Mr. Galle noted that it would have to be addressed with possible blasting to create a rock wall and potential use of blasted rock for developer use. Mr. Penney spoke of keeping commuter traffic out of the neighborhood near Allen Ave and not using that street as a connector. 8:3Op. m. Mr. McClanahan left the meeting. Mr. McGrath stated that the concept was as a result of conversation at a previous Board meeting but that the goal is to create more buffering by pushing the new road more to the East, but it creates challenges as well. The preferred concept would be one-way in on Draper Ave. and exit on Howe St. for Route 106 TOD access. Mr. McGrath described the proposed new intersection signal at Draper Ave. to avoid commuter traffic back-up on Highland Ave. He also spoke of the creation of a model to present at the public meeting and presented preliminary model plans. 8:39 p.m. Mr. Penney left the meeting. Mr. Galle referenced the new River St. as a parkway incorporating bike path, trees, pedestrian sidewalks, and vegetation. Ms. Bren expressed encouragement for as many sidewalks as possible for residents enjoy and crossover for downtown buildout and it is important to build that infrastructure moving forward. Ms. Friedman suggested that the sidewalk and bike lane be incorporated together at the land side and place the buffer green path next to the road for safety. Mr. McGrath stated that MassDOT is promoting shared use paths and that is where the direction is moving. He spoke of overlooked resources, natural areas, and diverse recreational opportunities, such as walking trails, boardwalks, and biking as an immersive space with a connection to downtown. Mr. Galle spoke of next meeting dates. Ms. Ashman -Collins suggested avoiding April vacation week. Mr. Burke spoke of the North/South road as providing a connection for emergency vehicles to avoid the North Main St. and Chauncy St. intersection and expressed that the proposed new road layout as a parkway would be a great option. Discussion ensued for options of potential parking garage, parking lots, commuter drop-off and how provisions could be made for public easements and access. The Board agreed that an additional meeting prior to meeting with the Select Board would not be necessary. Ms. Friedman inquired if existing density calculations and what is needed could be created prior to discussion with the Select Board. Mr. Burke noted that he has a draft for buildout analysis under current zoning and can distribute to Board, but that it does not depict MBTA zoning and it is strictly an analysis. Ms. Ashman -Collins said that based on current discussions and presented hybrid larger area map, it appears to be very doable. Mr. Burke stated that he would like to receive Select Board and public comment, but that the hybrid Map 4 of 100 acres is more likely the best option and easiest to work with. Planning Board Meeting 3/9/22 Page 7 of 8 No further discussion. Motion: To adjourn at 9:09 p.m. (Ms. Bren - LeCesne) Roll call vote Brendan Roche — in favor Adrian LeCesne — in favor Sharon Friedman - in favor Diana Bren — in favor Michael Feck — in favor Beth Ashman -Collins - in favor Six (6) in favor, Zero (0) opposed, Zero (0) abstained Date of Next Planning Board Meeting: March 23, 2022 at 7:00 p.m. Signature of Clerk Date of Approval Planning Board Meeting 3/9/22 Page 8 of 8