HomeMy WebLinkAboutPlanning 11/09/2022pTJJown of Mansfield
RECE.ggoning Board
TOWN CLERKS OFFICE
Meeting Minutes Z073 JAN 12 A 10' 05
November9,2022 r ���jANSFIELD
MEETING HELD IN PERSON IN MEETIIVGr ROOM 3 A%Bl S
AND VIRTUALLY USING GOTOWEBINAR PLATFORM
Present: Beth Ashman -Collins, Chair; Joseph Cerretani, Clerk; Sharon Friedman; Ralph Penney; Michael
McClanahan; Adrian LeCesne; Michael Feck Alternate and Brendan Roche
Priscilla McGill, Administrative Secretary
Absent: Mark Corsillo, Alternate
Shaun P. Burke, Director of Planning and Development
Ms. Ashman -Collins opened the meeting and announced that the audience would have ten minutes to
browse through the information set up around the room and then the presentation would begin.
Ms. Ashman -Collins began the workshop saying that the meeting is also a regular planning board meeting
with members present and available to field questions. She stated that there area number of projects that
are all coming together as a whole. The emphasis for the workshop is to improve the public
understanding of the projects and how they all fit together and receive feedback. She said the work that is
represented at the session goes back decades and has been moving forward in parts and is tied directly to
the Town's Master Plan. She highlighted some of the items from the Master Plan that are being
implemented for the current projects.
• Open possibilities for more economic development and housing for people of all ages without
cutting down additional forests. Redeveloping former industrial sites is present in the current
plan.
• The plan references and documents the community demand for additional housing, not just single-
family homes, but a variety of housing types.
• Harmonious design with appropriate scale. As the projects continue and there are more public
workshops, there will additional discussion on how to control design and scale.
• Making green spaces accessible, connected and well publicized. Community feedback is for
connectivity to town owned land through connected trails and a boardwalk over the wetlands.
• Historically there were larger industrial buildings in Town that created jobs. As time changed, the
buildings were knocked down to make room for more parking. The current trend is for new
development.
Planning Board Meeting Minutes 11/09/22 Page 1 of 6
Through the Master Plan there is acknowledgement of some restraints with traffic, safety, and
access through the train station and current projects are working to make this better.
Through the years review and traffic studies an option has been selected that allows signalized
intersection for access to the west and opens a new escape route to allow traffic to flow to the
northeast.
Ms. Ashman -Collins clarified that the meeting would end at 9:00 p.m. and encouraged that additional
questions or continents be addressed to the Planning Department for the team to reflect and answer. She
also noted that there will be future community sessions to be scheduled in January, February and March.
Kevin Dumas, Town Manager, reiterated how important it is to talk about the train station area
redevelopment. Mr. Dumas noted that the original talks for revitalization began in the 1990's that
progressed to plans for Transit Oriented Development (TOD) zoning district in 2013 and approved at
Town Meeting in 2014. No development has occurred in the current parking lot areas due to the
limitations on density as well as the issue of access for development purposed by all the property owners.
Mr. Dumas explained that back in 2018 the Select Board heard from the adjacent neighborhood about
solving commuter traffic congestion in the area, particularly traffic at Draper Avenue and Highland
Avenue. Mr. Dumas then began the Strategic Development Committee with the first task of addressing
the issue and partnering with BETA Group and owners of adjacent vacant land through 2019. The plans
paused during COVID and reignited after COVID. In 2021 the Town was able to secure, through efforts
of the Planning Director, an $82,500 Housing Choice grant with a 20% Town match and hire BETA
Group again to assist with the plans. The Town has been working with the landowners and have reached
a Memorandum of Understanding (MOU) to work together on the initiative.
Mr. Dumas confirmed a new project partner, Greater Attleboro Taunton Regional Transit Authority
(GATRA), a regional transit authority that will be bringing their experience and transportation expertise
assisting with future MassWorks grants for the projects and assisting with funding for the future garage
component. Mr. Dumas stated that GATRA will be contributing $7.3 million dollars for the new roadway
design and remaining monies can used for construction. He stated that he is pleased with the progress and
looking forward to the continued progress working with BETA Group's team and the Planning Board
with continued public discussions to move forward for a draft submission to spring 2023 Ammal Town
Meeting.
Chris McDermott, Economic Director, was introduced and spoke about additional reasons for pursuing
the Transit Oriented Development (TOD). He stated that there are a number of benefits to the Town; such
as tax incentives, increase property values, and increased permitting fee collections. Additional value
would also be added in the increased housing stock and the ability to help attract businesses.
Mr. McDermott further reiterated that the proposed connector road would lead traffic away from the
adjacent neighborhoods and alleviate traffic congestion at North Main Street and Chauncy Street and
improve walkability. There also would be improvement opportunities for recreation with the inclusion of
bike lanes, walking paths, downtown walkability, and improved access to adjacent area conservation land.
Mr. McDermott noted that the plan aligns with the current Master Plan, which cites downtown growth
and walkability and recreation as objectives. The project would also bring the Town closer to the State
mandated MBTA Community guidelines in relation to grant finding through three major programs;
MassWorks, Housing Choice and the local Capital Projects Fund; allowing the Town to move forward
and tap into available fiords. The project would support the goals of the Housing Production Plan.
Planning Board Meeting Minutes 11/09/22 Page 2 of 6
Arek Galle, BETA Group, explained that there are multiple overlapping projects moving at different
paces but on parallel tracts all leading to redevelopment initiative and transportation improvements. He
noted that the 2020 Master Plan consultant will be back on board to assist for project consistency and
alignment with the Master Plan. Additional public sessions will be held in 2023 for information and
discussions for public feedback.
Mr. Galle touched on some previous public comments. One question was funding for the Route 140 and
Route 106 reconstruction Phase I and Phase II and noted that those projects are funded through
MassDOT. Based on other comments he noted that changes would create more active downtown
storefronts with flexibility for redevelopment as needs and economy change. Additional public continents
related to the need for wider sidewalks, more street trees, walkability, bike paths, and how the make the
area more connected.
Mr. Galle spoke of questions relating to residential density measured by Units per Acre, which is one of
the topics that the MBTA zoning references. The team will be working on visualizing on what density
using Units per Acre looks like and density in the different areas. He noted that the Zoning Bylaw update
discussion will continue through the fall and winter running concurrently with the MBTA Comununities
Zoning discussion.
The MassDOT Phase I Chauncy Street and Route 106 is at the 25% design stage with a public hearing
anticipated to occur in early 2023. Nh•. Galle displayed a Chauncy Street/Route 106 corridor
reconstruction map depicting the area phases noting the inclusion of a new signalized intersection
(developed through 2014 studies) providing better train station access taking traffic pressure off adjacent
neighborhoods. An audience member questioned the proposed intersection location to which Mr. Galle
explained that due to topography, sloping, and grading challenges, it would be difficult to move it further
down and maintain connections to the train station site.
Mr. Galle discussed some community input such as how can the Station Revitalization District meet the
needs of the neighborhood, residents of Mansfield, and commuters. He spoke of visualizing the Overlay
District acknowledging public comments that the newly constructed buildings near the station may not
reflect how the community sees future development and the desire for combining greenspace with areas
being redeveloped, and creating access to Town owed land north and west of the station that are under-
utilized. The previous public meeting take-aways depicted more interest in pocket parks, pedestrian
bridge to access town land, boardwalks/natural setting, walking paths. There was less interest in outdoor
gathering spaces, fitness areas, pavilions, and public art. Relating to building facades there was more
public interest in modern brick incorporating metals and glass, recess first floor space, expanded
sidewalks, and shade trees. There was less public interest in low-rise 2-3 story and wood sided structures.
Mr. Galle then spoke of the TOD overlay zoning where the current draft is constrained consisting of about
50 acres and in moving forward discussions with the Planning Board relate to the expansion of the
overlay to include in excess of 100 acres to incorporate buildings that have recently been built, such as the
Chocolate Factory building, and include the southern area of industrial zones to incentivize and broaden
where redevelopment could occur.
Planning Board Meeting Minutes 11/09/22 Page 3 of 6
Mr. Galle summarized a preliminary schedule for 2023:
• January — Plarming Board meeting/Commmmity Workshop #3 with 2020 Master Plan, TOD &
MBTA density interface
• February — Planning Board Meeting/Community Workshop #4; Master Planning & Bylaw updates
• March— Warrant Articles close; Bylaw Amendments
• April — Annual Town Meeting; Zoning Bylaw Amendments
Public Discussion O&A
Q — What is the greatest number of units allowed in new area?
A — No conclusive answer now, but the new MBTA zoning goal is for 1,400 units within the TOD district
as a "by -right", but that is not a mandate and the new units do not have to be built, Mansfield has to show
that they have the capacity to meet that goal in the overlay district and it would be driven by market
demand. Density would vary throughout the overlay district.
Q — Who designed the area parking and the proposed new garage? How big will the garage be?
A — Current site parking has about 600 spaces, new concept for a four-story garage with about 800 spaces.
The garage height design is to potentially make a connection with stairs and elevator to the other side of
the tracks. There would be future discussions with GATRA and MBTA for the garage design. The
MBTA owns parking lots and the station building and is a partner in this process. Some thoughts are for
the garage design to be flexible with potential future repurposing as parking needs change as it did during
COVID.
Q — Is there ground level parking around the garage?
A — This is not in the current design; all day ground parking would be discouraged. Potential short-term
delivery and/or drop-off and pick-up only.
Q — Is the Chauncy Street connection to the North a done deal?
A — Yes, it is part of the Master Plan to have the connectivity. In order for the project to come to fruition,
there is a need for a partnership with all the land owners to make that connection possible. Mr. Dumas
added that the roadway is required for overall project to happen. The teams will be actively engaging in
the preliminary design leading to final design, which will lead to eventual construction. He noted that the
Town has approval for a relocated grade crossing and new round -about, but that the new roadway would
need to be approved for everything to take place.
Q — Did previous studies consider whether the road divider could be eliminated?
A — The median is designed to restrict movements for safety pursuant to previous hearings and
commitment to the neighborhood.
Q — Due to the COVID pandemic MBTA ridership is down and employer hiring habits have changed with
more people working from home. Will the traffic flow be restudied? There are also a significant number
of semi -trucks passing through North Main Street, will the trucks be diverted through the new road and
existing neighborhood or will there be a no semi -truck sign?
A — Relative to ridership Monday and Friday is low and higher mid -week. The planning needs to keep
pace with the transportation projects with a five-year goal for reconstruction with a decision for the new
intersection to be made now. MassDOT's perspective is that the coordination for the signaled
intersections needs to be coordinated now to plan for transportation. In terms of truck traffic, it should be
discouraged from going through, but more discussion needs to take place.
Planning Board Meeting Minutes 11/09/22 Page 4 of 6
Q — Will the new road have bike accommodations?
A — Phase I plans incorporate a bicycle path on the south side parallel to the street, above the curb,
separated from the street. The goal is for consistency for Phase II.
Q — Currently the proposed design shows a one-way exit pouring traffic onto Draper Avenue. Can that
change to get traffic out of the Draper Avenue neighborhood?
A — Discussion ensued for traffic flow, road construction challenges, and possible alternatives. This can
be further studied with additional design discussions.
Q - There are no sidewalks on Draper Avenue can they be added? Can the new sheet be moved? Will
there be further research analyzing traffic flow?
A - Mr. Galle noted that new sidewalks at Draper Avenue are not currently a part of this project but can
work on connection with solvable solution.
Q — If new housing stock is primarily for commuters, how would that attract new businesses and lower
tax burden as previously stated by Mr. McDermott? How would new housing effect schools with added
students, which would increase taxes?
A — Mr. McDermott replied that regarding schools, the school population has decreased by about 1,000
students over that last ten years and there is current capacity in the school system to absorb a student
increase. In regards to housing, some people will be commuters, and moving forward may be more of a
hybrid model. Boston employers may have people that live in the area and some companies could seek to
relocate locally to Cabot park which could increase employees living in the area and contribute to Town
economy. Traditionally and historically Mansfield has been an industrial town with two to four story
structures around the downtown area. Mr. Galle noted that the existing downtown mixed -use zoning
would remain for commercial and residential, which is market driven.
Q — Does the TOD dictate density and do the units have to be apartments or can they be owner occupied
condominiums?
A — The requirements for the TOD are not that specific. It can be mixed use with different models.
Under the MBTA zoning initiative age restrictions are not allowed on the housing in the zone.
Public cormnent regarding students, new housing and students would be good. If student enrollment gets
too low then state finding would be reduced. Attracting business is not just about the Cabot Business
Park it is also about attracting more downtown businesses and making downtown more vibrant.
Q — Have the plans been reviewed for pedestrians and bikes.
A — It is anticipated that the bike path will be continuing on the South side of Chancy Street coming in
and at the signal be able to cross and head onto proposed street. It is challenging design from the new
intersection to North Main and design should be included in the overall corridor design. Overall goal is
for consistency from Phase I through Phase II.
Q — How many cars are expected from the County Street roundabout through to Chauncy Street?
A — There is no current answer, but the 2014 study can be reviewed.
Q — Is there any interest in make the new road solely for access for the MBTA?
A — public discussion ensued (inaudible)
Planning Board Meeting Minutes 11/09/22 Page 5 of 6
Mr. Galle noted that they are trying to get people to think about using Town owned land for recreation.
There is no current playground or green space in the existing neighborhood.
Q — Relating to GATRA buses and scheduled buses from other resources, how will they have access?
A — Further study will be conducted with GATRA for setting up potential bus routes building off the
potential for service to Cabot Business Park and other businesses. There are current considerations for the
proposed garage to facilitate a bus stop and build up transit opportunities. Currently a Logan shuttle bus
has been launched from the train station.
Q — If building new housing on the existing empty parking lot site goes forward there will be more cars,
how will traffic be impacted?
A — Possible solutions are for better signage, better signals, better traffic flow, and directing traffic to
alternative routes to help mitigate traffic flow.
Public continent that there are more tractor trailers impacting traffic and more thought into redirecting and
flow of trucks. Suggestion for no right turn to alleviate traffic through Draper Avenue.
Public comment that in the treed areas, local wildlife should be considered.
Q — Are there considerations for developer requirements included in plans?
A — Yes, discussions to consider public realm investment for developers, such as an idea if more than 200
units are proposed, then requirement to build a playground.
Public continent suggestion to utilize Marine Core Reserves for Town green space projects.
Q — Is there any thought to adding a bridge or second elevator for pedestrian train access?
A — This could be considered in design discussions.
Ms. Ashman -Collins thanked everyone for attending and for their comments.
Motion to adjourn at 9:05 p.m. - all in favor PASSES
Date of Next Planning Board Meeting December 14, 2022 at 7: 00 p. m.
Signature of Clerk
Date of Approval
Planning Board Meeting Minutes 11/09/22 Page 6 of 6