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HomeMy WebLinkAboutPlanning 02/22/2023Town of Mansfield Planning Board Meeting Minutes a..i February 22,2023 W MEETING HELD IN PERSON IN MEETING ROOM 3, C-) 70 AND VIRTUALLY USING GOTOWEBINAR PLATFOWi �. _rj f'rl Usf Tq D U)rrn ,-y r— Present: Joseph Cerretani, Chair; Sharon Friedman, Clerk; Michael McClanal a , 9 -n � Michael Feck; Adrian LeCesne; Brendan Roche, Alternate and Mark Corsillo,<Alternats rn Priscilla McGill, Administrative Secretary Absent: Ralph Penney Brendan Roche, Alternate and Mark Corsillo, Alternate were voting members for the meeting. Taylor Perez and Robert Cabral of SRPEDD were present as well as the members of the Mansfield Housing Corporation. Mr, Cabral summmarized the process of goals and strategies working with the Housing Corporation leading up to the Housing Production Plan (HPP) draft presentation. Ms. Perez noted that the Department of Housing and Connnunrity Development (DHCD) expects an HPP to reference an overview of infrastructural capacity such as sewer and water. She asked the Board to review the HPP and provide comments and then SRPEDD would make amendments as necessary. Ms. Perez then referenced the Action Map on page 49. She said that DHCD requires that any current or future zoning changes or 40B developments be site referenced on a map and asked for Board comment to the Action Map. Mr. Cerretani referenced zoning changes to the R-1 Residential district to allow for different uses and suggested further discussion for less restrictions. Ms. Perez noted the Board conmients for map amendments to the final HPP. Mr. Cerretani noted that a new Planning Director will be starting in March and said that he would like to have her feedback on the HPP prior to it being finalized. Ms. Friedman also recommended exploring intergenerational communities with consideration other than apartments, such as village concept ownership for families. Mr. McClanahan said that the zoning has to fit the concept as well, which may require a zoning amendment. Mr. Cabral said they could review the data from the survey relating to different housing concepts based on responses. Planning Board Meeting Minutes 2/22/23 Page 1 of 5 Lastly, Ms. Perez said they are seeking to add high quality Town photos to the I-IPP. They will incorporate edits as discussed and return for a final review with the Planning Board and Select Board prior to sending to DHCD for their review. SRPEDD will then follow-up with the Board if there are additional changes to be made based on DHCD review comments. LeeAmr Cerretani, Mansfield Housing Corporation member, requested consideration of transportation access for 40B accommodations. Amanda Chisholm, Development Director, at WS Development Associates was present on behalf of the applicant. Ms. Chisholm referenced the previous special permit amendment for Mansfield Crossing to allow for a grocery store over 10,000 SF, which was approved by the Planning Board on May 25, 2022, with a condition to provide a traffic analysis. Ms. Chisholm described the new tenant, Fresh Market, with over 100 locations. Store operating hours are proposed for 8:00am to 9:00pm Sunday through Saturday. She presented a plan of the store layout and described the interior and exterior areas. Ms. Chisholm noted that the mechanicals will be within the interior space but will be elevated. She described the buck delivery travel path from the main road to the back of the building. She noted that all deliveries will be located at the rear of the building and that deliveries would be coordinated by the tenant to avoid delivery truck backup. The tenant is also proposing a seasonal (November through January) storage trailer to be placed at the rear of the building, which would impact some of the rear parking spaces. They are also proposing a space behind LL Bean for recycling and dunrpster storage Ms. Chisholm showed the areas for shopping cart storage. She also referenced the location access to the mechanical mezzanine which will be at the side exterior of the building. There will not be any changes made to the number of existing handicap parking spaces as they do conform to ADA requirements. She presented architectural elevation drawings depicting proposed changes to the facades, entrances/exist, windows and signage. They will not be trimming or removing any trees on School Street. Ms. Chisholm reviewed the submitted Traffic Analysis Summary. The analysis summarized the supermarket impact on traffic based on industry standard Institute of Transportation Engineers (ITE). It was concluded that the trip generation would be less than the site was originally approved for by the Town. The site internal intersection was also analyzed and determined that it would operate under an acceptable level of service. The secondary entry was also reviewed and it was determined that there could be delays, but that level would be less than sufficient capacity. Ms. Chisholm said that there is also significant traffic from the plaza across the street. WS Development worked with the Town Manager, Police and Fire for review of traffic flow at the School Street entry. The solution was to modify the secondary entry to mitigate traffic impact. Ms. Chisholm presented a revised entry plan which proposed two new islands, and a left turn restriction out of the property and right turn exit only. The existing School Street crosswalk and stop sign would remain in place. The Board requested that additional stop signs be added to the main parking lot to slow pass -through traffic. Ms. Chisholm said that they have had in -person meetings with the Police and Fire departments relating to the entry redesign and WS Development has incorporated their comments into the design. Planning Board Meeting Minutes 2/22/23 Page 2 of 5 Kevin Dumas, Town Manager spoke to the Board and referenced an email with an updated memorandum that he had submitted to the Board which addressed connuents relating to traffic and safety. He said that after several meetings with WS Development, Police, Fire, and Public Works Highway Division, the new design, as submitted, would be sufficient to public safety standards. Ms. Friedman inquired if a stationary speed indicator should be installed. Discussion ensued relating to sight lines and flow of traffic. Ms. Chisholm said that details as discussed had been taken into consideration for the traffic analysis. Mr. Cerretani read the Site Plan approval requirements into the record. Mr. Dumas read his previously submitted memo into the record confirming approval of Town departments and MassDOT for the redesign of the secondary entry to the site. Motion to approve the Site Plan Modification with the condition that any outstanding department comments will be addressed. (Feck-McClanahan) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Mr. Corsillo suggested that bollards be installed at the side parking lot as a safety precaution. Ms. Chisholm noted that the revised entry is slated to be completed before the store opening. Arek Galle and Bill McGrath of BETA Group were present for the discussion. Mr. Galle said that the public session of February 15`1' was well attended with about 40 participants. At the public forum, the presentation focused on "Big Picture" Objectives from 2018-2019, which focused on density, special permit use, guidelines, and moving commuter traffic out of the adjacent neighborhood and how those objectives tie into the current zoning initiative. Mr. Galle said that they are also working with SRPEDD to incorporate the Housing Production Plan into the objectives. Mr. Galle then reviewed the public forum questions and public responses. The questions were related to parking, tiered building design, mixed -use housing, affordable ownership opportunities, intergenerational housing, retail and restaurant space, open/green space, parks, trees, vegetation, outdoor community spaces, and building design elements. Mr. Roche noted participant comments relating to the maps and the public confusion of the area that the district would encompass. Mr. Roche suggested better clarification to the public at the next forum. Mr. Cerretani also suggested a multi -step process of submitting information and maps to the public. The Board discussed the State compliance of the MBTA Community relating to mandatory or optional items and grant applications. They agreed that the goal would be to have a Bylaw submission for the Annual Town Meeting. Discussion continued relating to the public forum. Board members referenced public comments relating to tax revenue, affordable housing, and potential increase of school students, building size and density, traffic volume and future road repairs. Mr. Cerretani agreed that the public perceived building size is an issue. He suggested further discussion for variable building height, step backs, fagade treatments, and additional amenities. Planning Board Meeting Minutes 2/22/23 Page 3 of 5 Mr. Galle cor niented that there should be further review to narrow down topics of discussion for the next public forum. He also said there should be more internal discussion and restructuring of the inventive language. He suggested phasing the Planning Board discussions to fine-tune the incentive structure for further discussion with the new Planning Director. Mr. Galle presented a preliminary Planning Board meeting schedule of conversations for the zoning incentives leading to a draft amendment. The schedule included three meetings for base zoning and zoning incentives beginning on March I ". The schedule then would continue with three Bylaw update and design standard meetings which would end May 24"' just before the June Town Meeting. The Board agreed that there should be more concrete information to present to the public that would allow for better public feedback. Mr. Galle then presented examples of design elements relating to density, building heights, building facades, and how they relate to the incentive elements for consideration and presentation at the next public forum. He recommended the public discussion elements; building design & public realm, connectivity (vehicles/pedestrians/bicycles) walkability, safety, public spaces, greenspace, lighting (site and building), public art, and diversity and vibrancy. There was a brief discussion on how to create a balance for proposed building heights of commercial and residential buildings, including a parking garage at Route 106/overpass area. Mr. Feck questioned how to deal with parking requirements within the TOD if a proposed parking garage is not built. Mr. LeCesne noted that underground parking is not an option because of the ground water issues in that area. Mr. Galle said that there may be a few parcels that could create one level of under building parking. Mr. Galle presented photos of options on how to create walkable sidewalks and still include landscaping, seating, cafe space, or displays. Mr. Galle presented the warrant draft language as reviewed and recommended by Town Counsel. Mr. Cerretani noted that the language is broad as well as sufficient as a placeholder to cover all the changes to be made to the final article. They also reviewed the bylaw attachments that will be impacted and included in the bylaw amendment. The Board suggested more specific language relating to the type and size of trees be included in the next draft amendment. After further discussion, the Board concluded that the warrant language was sufficient as written. Motion to approve the draft warrant language. (LeCesne-Feck) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained Mr. Galle spoke about the next week's public forum and said they are planning a different format. They will be tying the previous public comments into tangible items. At the next Planning Board meeting the discussion will be to fine tune the incentive structure and tie it into the Master Plan concepts. The final draft document will need to be completed by the first scheduled public hearing with the final document ready for the May 20 submission for Town Meeting. Mr. Cenretani referenced the website link for the March 2, 2023 MassDot Route 106 design meeting. The link was sent to the Planning Board members and added to the Planning Board web page. Planning Board Meeting Minutes 2/22/23 Page 4 of 5 No discussion. Motion to adjourn at 9:50 p.m. (McClanahan-LeCesne) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Date of Next Planning Board Meeting March 8, 2023 at 7: 00 p. m. Signature of Clerk Date of Approval Planning Board Meeting Minutes 2/22/23 Page 5 of 5