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HomeMy WebLinkAboutPlanning 07/12/2023Town of Mansfield Planning Board Meeting Minutes July 12, 2023 1 MEETING HELD IN PERSON IN MEETING ROOM 3 o AND VIRTUALLY USING GOTOWEBINAR PLATFORA r ? - 1Trc) c — �; C Present: Joseph Cerretani, Chair; Sharon Friedman, Clerk; Ralph Penney; Micha`6'); Neck 70 `�'rrr and Mark Corsillo, Associate 4 o nCn Priscilla McGill, Administrative Secretary Absent: Sarah Raposa, Director of Planning & Development, Michael McClanahan and Adrian LeCesne Mr. Corsillo was appointed voting member for the meeting. Motion by Mr. Penney to appoint Mr. Cerretani as Board Chair for a one-year term. Approved unanimously. Motion by Mr. Corsillo to appoint Ms. Friedman as Board Clerk for a one-year term. Approved unanimously. Mike Shunta and Jolm Adair of Oliver Street Capital were present. Devin Howe of Beals Associates (Engineer) and Jeff Bandini of McMahon Associates (Traffic Consultant) were also present. Mr. Shunta stated that the team would be presenting findings in response to continents at the Mansfield department meeting. Since that department meeting, they received confirmation from National Heritage that the design of the project does not constitute a take of the endangered species habitat. They have confirmed with the fire protection contractor that there is adequate water supply in the Town's infrastructure to support the project fire protection without the need for a water storage tank. They have confirmed with Eversource for gas service to the new development. Based on comments of site appearance and trash, their Property Manager conducted a sweep of the site, identified trash/debris outside the property fence and did clean it up. They will walk the project on a weekly basis to address any issues, per the Operation Maintenance Agreement. Mr. Bandini noted that McMahon Associates conducted the Traffic Impact Study. The study included three intersections relative to traffic in/out of the site. The study was conducted for passenger vehicles Planning Board Meeting Minutes 7/12/23 Page 1 of 7 and trucks based on the number of trips generated based on the Traffic Institute of Engineers Generation Manual. It was determined that the trips would tun at a level service rating of D or better, which is acceptable, based on a scale of A to F. Based on the Planning Board continents at the June 14, 2023 meeting, a supplemental traffic memorandum was submitted, dated July 7, 2023. The memorandum provided additional study calculations, showing minimal traffic increase, for trip generation and heavy vehicle travel paths through the intersection of North Main Street at Chauncy Street during peak hours. Mr. Penney inquired how they could predict traffic impact if the tenant is not known at this time. Mr. Bandinh responded that they used the Traffic Institute of Engineers Generation Manual for comparison of like size warehouse facilities such as their proposed site based on use and square footage. W. Penney expressed concern for the current container company tenant. Mr. Shunta said that the tenant leases are thru 2026 and 2027. Mr. Bandini said that the tenant truck traffic was calculated in the study, which concluded there would be a minimal impact. Ms. Friedman expressed concern that the truck traffic calculations would not be accurate since there is no proposed tenant. Mr. Penney expressed that the traffic study should be inclusive of the North Main Street and Chauncy Street intersection. Mr. Bandini explained the traffic analysis breakdown of truck and passenger vehicle trip calculations. Ms. Friedman expressed concern that the trip generation calculations did not increase for the truck traffic. Mr. Bandini clarified that the calculations are projected for trips during peak traffic hours only 7:OOam — 9:00am and 4:OOpm — 6:OOpm. Mr. Cerretani asked if a 24-hour time period could be calculated. Mr. Howe presented the revised landscaping plan depicting new tree plantings for a residential buffer. After Town Engineer review and comments, the site entrance was modified at Francis Avenue and resubmitted to the Town Engineer for review. Mr. Howe said that on July 6" additional test pits were performed and witnessed by the Town Engineer. As a result, the stormwater management system is being modified and sent to the Town Engineer for review and approval. There were other miscellaneous plan modifications made based on continents provided by the Town Engineer. Requests for waivers from the engineering checklist will be submitted to the Planning Board for review and asked to continue to August. There were no public comments. Motion to continue the hearing for the Special Permit and Site Plan Application for 241 Francis Avenue to August 9, 2023 at 7:05 pm. (Penney-Feck) Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Brandon Carr of DiPrete Engineering was present on behalf of the applicant. Jeff O'Neil, Traffic Engineer, was present remotely. Mr. Carr provided a brief history of Condyne Capital Partners. He also spoke of the development history and of the existing site with a 300,000 SF warehouse backing up to Route 495. There are currently 2-3 long-term tenants. They are seeking to develop the southern portion of the site for the newly proposed warehouse building. They have met with the Conservation Agent and submitted the Agent's continent memo in the application package. Planning Board Meeting Minutes 7/12/23 Page 2 of 7 Loading docks at the proposed building will be on the north side facing the south side of the existing building. The new warehouse will share the existing site entry. There will be signage directing all truck traffic south from Suffolk Road through the industrial park onto Route 140 and onto Route 495. Mr. Can said that they met with the Fire Department for emergency vehicle access, access around the site, and site turning. Mr. Carr said that the Fire Department was satisfied with the site layout. Mr. Carr explained that there are two stormwater systems currently on site, which will be revised and updated. He noted that the Town Engineer has requested additional soil testing and provided additional comments that will be addressed. They also proposed a new on -site infiltration pond and large underground retention system. There is no existing stormwater treatment other than catch basins or retention ponds. Mr. Carr said that utilities will be coming off of Forbes Boulevard to the site. They will be providing revised sewer plans based on the Town Engineer's comments. The existing mature trees along Forbes Boulevard will remain. They are proposing to add new landscaping trees along the front parking area and side of the building. They proposed site lighting at the truck loading side and along the front of the building per the submitted photometric plan and specifications. Mr. Carr presented the architectural plans and elevations for the proposed building. Mr. Carr expressed that they would like to continue to the August meeting so they can address the final department and engineering comments. Mr. O'Neil spoke of potential tenants' interest to lease. The proposed building would be built to accommodate future tenant needs with potential for a light manufacturing tenant. There were no public continents. Motion to continue the hearing for the Special Permit and Site Plan Application for 305 Forbes Boulevard to August 9, 2023 at 7:15 pro. (Feck-Penney) Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Marco Crugnale of Crugnale Properties was present for the hearing. He expressed that he was seeking Board approval for the addition of an extended stay hotel on the existing site pad #1, previously approved for 6,200 sf retail, office, and commercial use, The modification would be to add a five -story building consisting of a 50-room extended stay executive suite hotel. Response to department comments were provided prior to the hearing. He presented architectural renderings of the proposed hotel. The existing Marriott management team will also manage the new hotel. Mr. Crugnale explained that there is an existing 4,000-gallon in -ground grease trap system. The capacity can be increased based on engineering requirements and approval of the Board of Health. He said that the lighting and landscaping plan are existing to the original special permit and site plan approval. Mr. Cerretani asked Mr. Crugnale to explain the difference between the existing hotel and proposed extended stay. Mr. Crugnale explained that the existing standard rooms have a small microwave and small refrigerator. The extended stay rooms will have a small kitchenette with necessary amenities. There will also be suites and one -bedroom units. Planning Board Meeting Minutes 7/12/23 Page 3 of 7 Mr. Crugnali confirmed that the overall building height will be constructed less than the allowed overall height for the Industrial zone. Public Continent Sheila Anello of 15 Reservoir Street asked if there will be an added entry/exit to the site. Mr. Crugnali confirmed there will only be the existing entry/exit. Ms. Anello asked about night lighting. Mr. Crugnali said that there will be building lighting and the lighting will not spill over onto abutting neighbors. No fiu�ther public comments Ms. Friedman read the standard conditions of approval, which will be included in the decision. Mr. Cerretani noted that the Board would vote separately for the special permit and site plan. Motion to approve modification of the special permit in accordance with Section 230-5.5 to change the use of office/retail to extended stay hotel. (Penney-Feck) Mr. Feck said that the benefits outweigh the detriments as this is a continued build -out of the site. The change in use will not create traffic impacts or impacts on health and safety. It will be fiscally positive to have the site built -out as it was approved and does not change the conditions of the original special permit approval. Mr. Feck in favor. Mr. Penney said that the benefits outweigh the detriments. He expressed that he would be pleased to see the property developed. A change in use from retail/office may decrease traffic. Mr. Penney in favor. Ms. Friedman said that the benefits outweigh the detriments. There would be a minimal impact on health, safety, convenience, and general welfare and amenities of the inhabitants of the Town. The effects on adjoining premises, neighborhood character, and social structure are minimal. She said that the project does affect the residents on Reservoir Avenue and that their concerns have been recognized and addressed as best as possible. This modification does not increase the impact of the situation as presented. There is adequacy of municipal facilities and services. There are minimal effects on the natural environment. The municipal impacts would probably be conducive to the Town in the long -run. Ms. Friedman in favor. Mr. Corsillo said that the project would be more beneficial than detrimental. The fiscal impacts are appealing for Town and local business amenities. It fits with the character of the parcel better than another retail space would. Mr. Corsillo in favor. Mr. Cerretani expressed that it is a good modification to the site. It would be a tax benefit to the Town. He did not feel that it would impact traffic negatively. Mr. Cerretani in favor. Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Motion to approve in accordance with Section 230-5.3, Site Plan to include the construction of a 50-room extended -stay hotel on the undeveloped pad site (identified as Pad 1, Retail/Office, 6,200 sf) with the findings and conditions as discussed. (Friedman-Corsillo) Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Planning Board Meeting Minutes 7/12/23 Page 4 of 7 Applicants Danielle Carr, Michelle and Jeff Ward were present. Ms. Carr explained the business model and food to be sold as a healthy alternative. The site will not have a kitchen, only blending for freezer - based food, smoothies, and fresh fruit bowls. There will be a point -of -sale counter and a rear counter space for food preparation. Ms. Carr explained that it has been determined, by Board of Health and Town Engineering, that an external grease trap is not required. But, the existing basement internal trap will need to be expanded. The applicant's plumber will make a recommendation to the Board of Health and Town Engineer for the size of the grease trap. Mr. Cerretani said that a final approval of the grease trap would be added as a condition of approval. Ms. Carr said that there would be about 8 to 10 seats inside, but that generally the purchases are to -go quick -serve. She also noted that there is adequate parking per the Town Bylaw. Ms. Carr said that they are considering outdoor seating. Ms. McGill noted that at the department meeting, there was no opposition to outdoor seating, as there is no bylaw language prohibiting the seating. However, there were continents by the police department that the drive-thru should be blocked off so that cars would not have access to drive into the area. Ms. Friedman suggested speaking with police for safety barrier approval. Mr. Corsillo suggested also painting over the existing pavement drive-thru arrow to prevent vehicles from attempting to drive through the outdoor seating area. Mr. Cerretani said that the proposed business is a good use of the space at the location. He expressed that he would feel it could be approved with conditions as discussed. There was no public comment. Mr. Cerretani read the standard conditions that would be included in the decision. Ms. Friedman suggested that language be added for specific barriers, not just planters or bollards. Motion to approve the Special Permit in accordance with 230-5.5 for Rush Bowls at 80 Copeland Drive with the findings and conditions as discussed. (Feck-Penney) Mr. Feck stated that the benefits outweigh the detriments. This is a commercial area on a commercial street with a quick turn -around from the previous tenant. The business is great use in the area during business hours. There will be no detriment to the area on a commercial road. Mr. Feck in favor. Mr. Penney stated that the benefits outweigh any perceived detriments. As the business would be in a gateway business district, this type of business is welcome. The Town needs more places to eat healthy food. Mr. Penney in favor. Ms. Friedman stated that the benefits outweigh the detriments in relation to health, safety, and convenience. The effects on adjoining premises, neighborhood character, and social structure are minimal. Vehicular and pedestrian traffic convenience is there and the applicant will be mindful of safety. There is adequacy of municipal facilities and services. There are no negative effects on the natural enviromnent. The fiscal aspects will be a good addition to that area of Town. Ms. Friedman in favor. Planning Board Meeting Minutes 7/12/23 Page 5 of 7 Mr. Corsillo stated that the use is in character with neighborhood and consistent with the site. It is nice to see a resident owned Town business that will provide a service that is not currently in Town. Mr. Corsillo in favor. Mr. Cerretani stated that the benefits outweigh the detriments and the business is a great use for the area. He stressed that safety is required if there is outdoor seating. Mr. Cerretani in favor. Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Motion to approve Site Plan in accordance with Section 230-5.3 for Rush Bowls at 80 Copeland Drive. (Feck-Corsillo) Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Craig Cygawnoski of RIM Engineering spoke on behalf of the applicants and owners, who were also present. Mr. Cygawnoski explained the existing property conditions with existing single-family home and the proposed changes to add an additional single-family home on the property. He noted that there is a former welding shop accessory building on the property. The accessory building is no longer being used as a welding shop, but the building will remain as an accessory structure to the existing house. He presented a proposed site plan, which depicts that two lots can be created on the parcel of land with each meeting the minimum conforming lot requirements. Mr. Cygawnoski said that in order to create the second lot, they are seeking to create a residential compound, using the existing driveway. He explained the proposed entry road leading to a cul-de-sac turnaround for emergency vehicles. Mr. Cygawnoski said that they will be seeking a waiver for the width of the driveway as they feel that there is enough pavement on the property and are not seeking to increase the pavement coverage. He referenced the additional waivers for lighting and storrnwater as listed on the Preliminary Top Sheet in the application package. Mr. Cygawnoski said they have not performed a septic soil test, but felt confident that with all the houses in the area there would not be an issue with a septic system on the property. A Brief discussion ensued for the septic placement and soil testing for the proposed new house. There is water service for the existing home and they propose a well for the additional home. Mr. Cygawnoski said there is a small wetland area that flows into an intermittent stream that seasonally dries up. There are also rare species and a certified vernal pool on the property which is located within the proposed conunon open space area. Mr. Penney said that the proposed plan is a good use of the property. Mr. Cygawnoski confirmed that he is proposing a residential compound for two residential structures and shared driveway. They are also seeking three waivers; storrnwater, lighting, and pavement width. Mr. Feck asked if the turn -around area would be necessary for emergency vehicles. Mr. Cygawnoski said that if they return with a Subdivision Plan, it could be addressed at the department meeting. Planning Board Meeting Minutes 7/12/23 Page 6 of 7 Ms. Friedman expressed that she would like a better plan provided for the driveways. She said she supports the proposed additional house. Mr. Cygawnoski said that the street/driveway would remain private. Motion to approved the preliminary subdivision plan as submitted and consider granting the three waivers. (Penney-Feck) Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Meeting Minutes June 14, 2023 Motion to approve the minutes as presented (Penney-Feck) Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Meeting Minutes June 28, 2023 (ANR) — approval on hold until next meeting Ham. r Ms. Friedman requested if Claris McDermott, Economic Development Director, could attend quarterly meetings for a report and dialogue on Town economic development. The Board asked that an invitation be sent to Mr. McDermott. Ms. Friedman said she is on the Open Space and Recreation Committee and they are working on revising the open space plan. They should have something in hand within the next month or two. Mr. Cerretani noted that there were two recent site plan administrative approvals. One at 660 East Street for Wicked Tea shop and 11 Shawmut Street, Harry chase Jr. Park (shelter structure). Mr. Feck said that he received a complaint regarding a commercial property abutting residential property that recently removed the tree buffer. Mr. Feck asked if it could be looking into with the Building Inspector and if should have come before for Board for. Site Plan Approval. Nh•. Corsillo noted that Chase Batik is completed and looks good. The connmercial cannabis site is actively building out with foundation in and building up. He then asked about the Chocolate Factory. Ms. McGill said she would look into the status and follow-up in writing to the Board. Mr. Corsillo also asked about the fire house status. Mr. Cerretani said it was being held up by environmental issues. Ms. Friedman inquired about 20-22 Pleasant Street status. Mr. Corsillo also asked about a residence on Bird Road that is rundown and unkept. Ms. McGill will follow-up on both. Motion to adjourn at 9:51 p.m. (Pemiey-Feck) Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Date of Next Planning Board Meeting August 9, 2023 at 7: 00 p. m. Sharon Friedman, Clerk Date of Approval Planning Board Meeting Minutes 7/12/23 Page 7 of 7