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HomeMy WebLinkAboutPlanning 02/08/2023Town of Mansfield p Planning Board Meeting Minutes w o February 8, 2023 MC r_rn MEETING HELD IN PERSON IN MEETING ROOM 3 A/0 _ rn n AND VIRTUALLY USING GOTOWEBINAR PLATFORA n rn D �rn r�r o0 Present: Joseph Cerretani, Chair; Sharon Friedman, Clerk; Ralph Penney; Michael N.9Clan;L4au;� Michael Feck; Brendan Roche, Alternate and Mark Corsillo, Alternate rn Priscilla McGill, Administrative Secretary Absent: Adrian LeCesne Judi Barrett of Barrett Group attended the meeting virtually. Ms. Barrett explained that she is seeking to review the draft Site Plan Rules and Regulations for Board input. After receiving Board comments, she will make changes to create the final version. The Board would then adopt the final version. The Site Plan Rules and Regulations will work in conjunction with the previously approved Town Bylaw Amendment for 230-5.3 Site Plan Approval for the applicant and application process. Ms. Barrett recommended clarifying the application submission process and deadlines for submission. The current draft application form has inaccurate information which needs to be updated. Ms. Friedman asked for clarification of fees for the minor project administrative review process. Ms. Barrett replied that it still needs to be clarified, but she suggested that the fees be based on the current Site Plan application fees, but proportionate to the part of the site or building being disturbed or worked on. Ms. Friedman also suggested added language for snow removal/storage. Mr. Corsillo asked how the application electronic copies should be filed. Ms. McGill confirmed that she currently receives electronic copies is a PDF file fomat. Ms. Barrett will add language reflecting submission filing format. Ms. Barrett recommended that a copy of the approved Bylaw Section 230-5.3 be added to the application package. The Board discussed submission deadlines for additional information prior to a Board meeting. The Board agreed that the deadline should be end of day the Thursday or Friday morning prior to a meeting. The Board clarified that the threshold for traffic is determined by the Traffic Safety Officer and would be on a case by case basis. Ms. Barrett will add language to the application. Motion to adopt the Site Plan Rules and Regulations as discussed and modified. (Friedman -Roche) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Planning Board Meeting Minutes 2/8/23 Page 1 of 4 Arek Galle of BETA Group, Inc. was present. He noted that the discussion would be to prepare for the 2/15/23 public meeting for Zoning Bylaw updates with review of MHP comments, overlay map amendment, TOD Bylaw, Use Table, and Warrant Article language. He reviewed the agenda for the 2/15/23 public meeting. Mr. Penney volunteered to do the introductory remarks for the public meeting. Mr. Galle noted that the people will be split into groups to enable small group conversations. Discussion ensued for anticipated attendance and space for overflow capacity if needed. The meeting will begin with opening remarks by Chris McDermott, Economic Development, and Mr. Penney of the Planning Board. An overview of next steps will then be presented by BETA Group. Jen Goldson will speak of comiecting the TOD Overlay to the Master Plan vision. The attendees will then be split into small groups for topic discussions of three specific questions and graphic illustrations. There will then be a recap of the discussion group responses. The discussion will be on the Mansfield Station Revitalization Overlay District (TOD) tying into the current Master Plan. The strategy is to create mixed use, pedestrian -oriented, high -value development within walking distance of the commuter rail station and would include public spaces, encourage a variety of housing options, and increase foot traffic to local downtown businesses. Ms. Goldsoni will walk the public groups through existing projects that demonstrate density perception in other neighborhoods in order to create dialogue within the groups. Mr. Galle noted the big picture objectives for the Bylaw changes: planning work to allow the Town to keep pace with transportation projects, aligning the Town with future funding opportunities and continuing public discussions on the MBTA Communities Zoning initiative. Then, the final objectives are to create the necessary Zoning Bylaw changes for the Station Overlay District, incentivize community investment, stimulate economic growth and to provide housing. Mr. Galle then reviewed the MHP response to the Town's submission for the MBTA Early Adopters Technical Assistance Program. Mr. Galle pointed out that the MHP response was based on the Draft Map 11 with a larger land area than the current revised map. The map will need farther updates reflecting areas that cannot be included for housing, such as trees, water, parks, streets and parking. The existing overlay proposed map consists of about 65 acres and with the elimination of areas that cannot be included, it drops down to about 40 acres. Mr. Galle noted that the goal is to get the area to a mininr un of 50 acres. The Board discussed areas and neighborhoods that could be included. They also discussed building heights for the different areas with higher in the business areas and lower in residential areas. Discussion ensued for future additional overlay areas to accommodate the MBTA requirements. Ms. Friedman noted that the MBTA requires a minimum of 50% of the required 50 acres be near the train station. The overlay areas do not have to be 50 contiguous acres. They discussed exploring other land areas as options. Ms. Friedman suggested that clarification of the process be explained to the public at the next public session. Mr. Penney spoke of documents relating to the 2018 TOD and B 1 changes, which he asked be provided to the Board as reference to the current changes. Mr. Feck suggested additional developer incentives for density in the overlay. Discussion ensued regarding by right, as the MBTA requires, versus special permit use. Mr. Galle said that the bonus structure requires clarity and should include tiered incentives, but should also create a balance. Planning Board Meeting Minutes 2/8/23 Page 2 of 4 Mr. Galle showed a slide for proposed building heights and talked about how to mandate setbacks to taller structures, most especially where they may abut residential neighborhoods. Discussion ensued for incentives to achieve height requirements. They also discussed density and how to achieve a district overlay that encompasses the required 1,392 MBTA units. Mr. Cerretani said that it does not matter what buildings exist now, they would be zoning for what could be in the future to meet the requirements. Mr. Penney said that there needs to be balance of both commercial and residential, as both are needed within the community. Mr. Galle reviewed the positive attributes of the MHP continents. The district has fairly flexible zoning to encourage multifamily or mixed -use development near the train station, there is no open space requirement which helps to maximize the amount of land available for the building footprint, but that excluded land within the district could also be counted toward open space. The parking ratio of 0.75 spaces per unit helps reduce the amount of surface parking required on a parcel of land, thereby maximizing land available for the building footprint. The district does include a maximum density factor of 30 dwelling units per acre, which is above the 15 dwelling units per acre mandated by the MGL 3A guidelines. The zoning does not restrict lot coverage, which produces very limited restriction to the building footprint as it relates to lot coverage. Mr. Galle discussed potential drawbacks to the current bylaw relating to the overlay district. Some drawbacks are special permit requirements, ground floor mixed use, minimum lot size and building height. All of this will need to be addressed in order to comply to MBTA requirements. Mr. Galle presented the draft warrant language with map and land use table. They farther discussed the map boundaries. The final warrant language, including Planning Board revisions, is due March 1, 2023. Mr. Galle referred back to the overlay map and suggested a residential buffer with bylaw language to handle building heights. Discussion continued for unit density and affordable units for clarity at the next Board meeting. Mr. Galle will prepare revised draft warrant language for Board review at the next meeting. Public Continent Paul Sullivan of Hemlock lane asked if the Zoning Bylaw for Site Plan Approval was voted on and approved. Mr. Cerretani confirmed that it was presented at Town Meeting June 2022 and approved at that meeting. They are currently working on the language for Site Plan Rules and Regulations. Mr. Sullivan also expressed that the warrant draft placeholder language is vague and not specific. Meeting Minutes — January 11, 2023 Motion to approved the minutes as amended and submitted (McClanahan -Roche) Six (6) in favor, Zero (0) opposed, One (1) abstained PASSES Planning Board Meeting Minutes 2/8/23 Page 3 of 4 Nh•. Corsillo asked about the status of the Chocolate Factory. Mr. McClanahan said there had been some water damage and they are cleaning up the damage. Ms. Friedman referenced SRPEDD funding of $1.1M for the Safe Streets projects and asked what Mansfield's involvement would be in this as it would be a great opportunity. Mr. McClanahan recommended discussion with the Economic Development Director. Motion to adjourn at 9:15 p.m. (McClanahan-Feck) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Date of Next Planning Board Meeting February 22, 2023 at 7: 00 p. nr. Signature of Cleric q.13.2�2� Date of Approval Planning Board Meeting Minutes 2/8/23 Page 4 of 4