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HomeMy WebLinkAboutPlanning 06/14/2023EqE,%Hers/)'i 0 o c OAS A03♦Q RECEIVED TOFF' CLERKS OFFICE 2023 JUL 13 A 9; 45 Meeting Minutes June 14, 2023 Town of Mansfield Planning Board IN PERSON IN MEETING ROOM 3 A/B AftA Y USING GOTOWEBINAR PLATFORM Present: Joseph Cerretani, Chair; Sharon Friedman, Clerk; Ralph Penney; Adrian LeCesne; Michael Feck; Michael McClanahan and Mark Corsillo, Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Mr. Cerretani appointed Mr. Corsillo as voting member. Select Board members present were Neil Rhein, vice -Chair, Brendan Roche, Clerk, and Maureen Doherty. Mr. Rhein called their meeting to order. Mr. Horowitz appeared before the Board. Ivlr. Cerretani thanked him for his time as the Board representative to the Southeastern Regional Plaiming & Economic Development District (SRPEDD). He asked if Mr. Horowitz could provide periodic updates. Mr. Horowitz confirmed that he would do so. Mr. Horowitz provided a brief explanation of SRPEDD's role and services offered as the Regional Planning Agency as an oversight board for the Southeastern region. SRPEDD advises but does not have authority to impose practices or regulations. 7: 07pm Michael McClanahan arrived at the meeting Taylor Perez and Robert Cabral were present on behalf of SRPEDD for presentation of the Housing Production Plan (HPP). Mr. Cabral briefly explained the HPP plan as a road map for housing initiatives for implementation within a typical five-year plan. A timeline was presented starting with project launch in May 2021 through April 2023 with the final plan presentation to the Board in June 2023. An overview of final housing goals and strategies was presented for completion of the final HPP plan. Planning Board Meeting Minutes 6/14/23 Page 1 of 6 Ms. Perez spoke about specific areas of the plan focusing on the Housing Needs Assessment which includes affordable housing, market data, population projections, general demographics, and community input which all create strategies for the final HPP. Ms. Perez also spoke of restrictive zoning regulations, infrastructure and public perceptions. Ms. Raposa explained that some of the strategies from the action plan overlap with Phase One of the Transportation Revitalization Overlay District (TOD) and that it also reaches over to future Phase Two zoning district for further compliance with MBTA cormmmities. Ms. Perez displayed a map referencing the implementation strategies depicting parcel areas for housing goals. The HPP also includes a neighboring community success story and the goals that they addressed as well as resources for further detailed information to that plan. The next steps are for the Planning Board and Select Board to approve the final HPP. Then SRPEDD will send the final HPP to the Executive Office of Housing and Livable Communities (EOHLC, formerly DHCD) for pre -adoption review. Their edits would then be incorporated with a review of the Final HPP (including edits) by the Planning Board and Select Board. The last step is final adoption by both Boards, and submission of evidence of adoption to EOHLC by the Town. Ms. Raposa recommended that the Boards take a formal vote, pending substantive changes, for submission to EOHLC in order to expedite the process. Motion of Planning Board In accordance with the provisions of 760 CMR 56.03(4), I make a motion to approve the 2023 Housing Production Plan subject to substantive continents from EOHLC. (Friedman- Feck) Five (5) in favor, Zero (0) opposed, One (1) abstained PASSES Motion of Select Board In accordance with the provisions of 760 CMR 56.03(4), I make a motion to approve the 2023 Housing Production Plan subject to substantive comments from EOHLC. (Roche - Doherty) Three (3) in favor, Zero (0) opposed, Zero (0) abstained PASSES The Mansfield Housing Corporation noted their support of the HPP. The Select Board closed their meeting and departed. Mike Shunta and Jolm Adair of Oliver Street Capital were present. Devin Howe and Bryan Sutherlin of Beals Associates, project engineers, were also present on behalf of the applicant. Mr. Shunta provided a brief overview of the history of Oliver Street Capital founded in 2014 as one of the largest industrial landlords in the greater Boston area and Washington DC. He also provided an overview of the 241 Francis Avenue property as acquired in July 2021 to present request for site development is to add value to the property. He expressed that site development would highlight Mansfield's pro -business approach in the community and added that there is a strong tenant demand in the location. 7:31pn Adrian LeCesne arrived at the meeting. Planning Board Meeting Minutes 6/14/23 Page 2 of 6 Mr. Howe updated the Board to the existing site conditions as a 61+ acre site with access from Francis Avenue in the hrdustrial I-2 zone. Currently there is a 350,600 SF single -story warehouse building in the center of the site. He pointed out the impervious surrounding site areas for parking, loading access and outdoor storage of materials. There is also an existing solar panel array and a wetland resource area. They are working with Natural Heritage and Endangered Species Program (NHESP) to identify the required buffer zones around the existing vernal pool. Mr. Howe presented a plan depicting the location of the proposed new single story 232,500 SF building with a total height of 44'-10" in accordance with the Town's zoning bylaws. He identified the impervious areas around the building and noted areas for parking, loading, site entry/exits, and emergency vehicle circulation around the entire property with 24-foot wide roadways. Utilities would be provided through municipal water and sewer, electrical, and telecommunications. There is no current stormwater management and the site utilizes catch basins and swales to catch water runoff. They are proposing a few open-air stormwater ponds for water runoff. Snow storage is proposed to be located within the landscaped areas. A traffic impact study was conducted by McMahon Associates, which concluded that there would be no significant impact to the intersections due to truck traffic from the proposed building. Due to natural resource areas on the plan, they have submitted a Notice of Intent with the Conservation Department. Mr. Shunta commented that McMahon's analysis compared existing truck traffic to future truck traffic where they would be displacing a large amount of truck storage on the property and it was determined to be a net change with one truck every ten minutes at max capacity during peak hours. The current truck storage tenants would be relocated upon lease expiration. Mr. LeCesne asked about the proposed water contaimnent. Mr. Howe replied that the flow would be split in a north and south direction within the site to infiltration basins with a recharge to the vernal pool so that it would not dry up. There will be inspectional requirements through the Operation Maintenance and Control Plan. Roof runoff will be directed to the recharge system keeping it separate from the ground and parking drainage system. Ms. Friedman expressed concern with trash overflow to abutting properties. She also asked for clarification of the container storage tenants. Mr. Adair clarified that there are two tenant leases. One lease is through 2026 and the other through 2027. Both tenants will remain onsite until the leases expire. The existing container storage utilized about a half -acre and the container storage will be relocated to another area of the site. He noted that their third -party management team would be able to address any trash issues. Ms. Raposa noted that the Town Engineer was on vacation and requested that the applicant reach out to the engineer to confirm that any issues or comments are addressed. Ms. Friedman expressed concern with container truck traffic. Ms. Raposa asked that the applicant submit supplemental information for traffic analysis. Mr. Howe explained the proposed electric services to run through existing conduits. They are also proposing to tie into the existing water main with a fire pump to supply fire suppression systems and they are working with fire engineers to determine capacity to supply the proposed building and will provide a plan when finalized. The proposed building elevations, concrete f tyade, roof pitch with center peak, and exterior panels were shown on the plan as well as tenant entrances. Planning Board Meeting Minutes 6/14/23 Page 3 of 6 Landscaping plans were provided utilizing native species and a 50-foot landscape buffer from the property line to where the parking lot begins. In follow-up to department reviews, the applicant submitted a review status addressing questions and concerns. They will work with the Town Engineer to be sure all concerns and question are satisfactorily met. Once all items on the checklist are addressed, they will return with a complete sununary including any requests for waivers. The highway department was concerned with the straight entrance to the site and speed of vehicles entering the site. A proposed entrance reconfiguration was submitted in response to the concerns. They also submitted a Zoning Compliance Table meeting current bylaw requirements. Mr. Howe said they are requesting a special permit for approval of a warehouse in the I-2 zoning district and concluded the presentation. Mr. Corsillo expressed concern for what future tenants could store in the building. Ms. Raposa noted that if there is a use that ultimately requires a special permit, the applicant would have to apply to the Planning Board for approval. Mr. Corsillo also asked if they have considered roof solar panels. The current proposal does not include solar, but the roof structure would be designed to accommodate future panels. Mr. Penney asked, if approved, what is the timeline for construction. Mr. Shunta replied that it would be dependent on market conditions and tenant acquisition with anticipation of breaking ground when they have a tenant. Mr. Penney asked how many potential jobs would this project produce. Mr. Shunta replied that potentially it could produce 40 jobs during the construction process and long-term jobs would be tenant driven and based on the maximum 159 parking spaces. Mr. Penney asked how they could prevent new tenant trucks from traveling through the Route 106 and North Main Street intersection. The applicant will look into that in more depth with the traffic engineer. There were no public comments. Ms. Raposa recommended a continuance in order for the applicant to work out issues from this meeting and to address the engineering comments and test pit verification. Motion to continue the hearing for the Special Permit and Site Plan Application for 241 Francis Avenue to July 12, 2023 at 7:05 pm. (Penney-Feck) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Ms. Raposa noted that the current engineering checklist was compiled by the prior Town engineer in 2004 and recommended appending the checklist to the Site Plan Application. Attorney Adam Brodsky and Scott Goddard, land owner, were present for the discussion. Attorney Brodsky said that Mr. Goddard owns several parcels of land on Gilbert Street totaling approximately 16 acres located in the I-2 Industrial zoning district. Mr. Goddard previously was approved for a 5-lot subdivision, but never built the subdivision as it was cost prohibited due to the required length of road and access to the buildable area. He later explored a commercial warehouse which was met with neighborhood resistance. Mr. Goddard is currently exploring the use for a 55+ community, but it is currently prohibited in the I-2 zoning district. Planning Board Meeting Minutes 6/14/23 Page 4 of 6 Attorney Brodsky previously approached the Town to allow the district zone to accommodate the use as a special permit and site plan review. At that time there was no planner and the Town Manager was concerned of other I-2 zone impacts and suggested a zoning district change. Attorney Brodsky was concerned that that change would eliminate future conunercial use in the zone. The attorney's opinion is that a use change would be the most prudent approach. Mr. Goddard has surveyed and provided a series of maps of all the 1-2 zones which was submitted in the proposal. The maps depict the five 1-2 zones with delineation of areas that have been developed and undeveloped areas. Most of the I-2 zones, excluding Mr. Goddard's property, is currently developed. Mr. Cerretani noted that any of the developed areas could always be redeveloped in the future. Attorney Brodsky said they consider the best course to be a use change and that they are seeking the Board's opinion and support whether it could be a viable process. Attorney Brodsky also pointed out that, per the Zoning Bylaw Section 230-3.3.J which regulates residential facilities for 55+, that those facilities must be serviced by public sanitary sewer and public water. He noted that there is public water to the site but not sanitary sewer. Mr. Feck noted the location is a distance from the Town center and would prefer cottage style housing. He agreed that there is a need for housing and suggested trying to see what could be done for the site. Ms. Raposa said that exploring the site for housing goals would be a great conversation to have. Mr. Feck suggested a potential overlay district option which would not affect other I-2 zoned areas. Attorney Brodsky suggested that a proposal to the Town would have better success if proposed by the Planning Board rather than a citizen's petition. He was also concerned with the potential obstacle for the current street length of 650 feet and whether it would apply to a private road. Ms. Raposa agreed to work with Attorney Brodsky to develop language for the Planning Board to discuss within the next few months as preliminary information for potential submission at Town Meeting. Ms. Friedman noted that they should be mindful to wetlands and also preferred a village concept without restrictions to 55+. Such concept would include families and first-time home buyers. The Board noted that there is a need for 55+ connnunities. Mr. Penney suggested proposal at Annual Town Meeting. Ms. Raposa also noted that MBTA compliance cannot restrict to age. The Board agreed to have Ms. Raposa work with Attorney Brodsky and Mr. Goddard for language to submit to the Board for review. Jim Burke of Gilbert Street said he resides near the property and referenced a graphic that had been presented depicting housing units and asked how many units are proposed. Ms. Raposa noted that it is only a rendering for discussion, not a proposal. Ms. Raposa noted that it is the advice of Town Counsel, that other than acknowledging the existence of the appeal, it is best to not discuss it further and let the Planning Board record speak for the Board's opinion on the matter. This will be on the Zoning Board of Appeals agenda on July 12"i. Planning Board Meeting Minutes 6/14/23 Page 5 of 6 Meeting Minutes May 10, 2023 Motion to approve the minutes as presented with one minor amendment (McClanahan-LeCesne) Five (5) in favor, Zero (0) opposed, Two (2) abstained PASSES Meeting Minutes May 24, 2023 Motion to approve the minutes as presented with page 5 correction (LeCesne-McClanahan) Four (4) in favor, Zero (0) opposed, Three (3) abstained PASSES The Board discussed Article 13 process for presentation at Annual Town Meeting. Motion to adjourn at 9:37 p.m. (Penney -McClanahan) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Date of Next Planning Board Meeting July 12, 2023 at 7: 00P. m. Sharon Friedman, Clerk 3,11 I2 1 2-02 Date of pproval Planning Board Meeting Minutes 6/14/23 Page 6 of 6