HomeMy WebLinkAboutPlanning 09/28/2023Mr.'Shunta recapped the project for a 232,500sf high bay speculative warehouse. He noted that at the last
meeting in July, the Board had asked for additional information. Mr. Shunta said they have since studied
the traffic at the intersection of Main Street and Chauncy Street. They also continued conversations with
the Town Engineer for the technical review components of the project.
Mr. Bandini proceeded to review the traffic study information. He presented a graph representative of
the hourly increase in heavy vehicles in comparison to the existing site use. He noted that the heaviest
truck traffic with an increase of 12 to 14 vehicles during off-peak hours of between 9i00am and 11:00ani.
Mr. Bandini also referenced data collection for the overall intersection operations at Route 106'at North
Main Street and reviewed the findings. He spoke of minor signal time adjustments for both the 2030
Build conditions comparable to 2030 No Build conditions. They coordinated with the Town Engineer
and Mansfield Electric for feedback on implementation of the proposed changes. Mr. Bandini said that
further intersection improvements (not reflected in the capacity analysis) are anticipated to be complete as
part of the future MassDOT project.
Mr. Bandini said that they would be coordinating with the Town Engineer and Mansfield Electric to
confirm the feasibility of the signal timing adjustments and then work with the Town for implementation.;`
Any improvements would be confirmed and verified with field observations post implementation.
Mr. Corsillo asked when the data had been collected. Mr. Bandini replied that it was taken on July 20,
2023. 1W. Corsillo expressed concern that July was not a good representation for current traffic with
school back in session and people returning to work. Mr, Bandini said that they could work with the
Town to confirm that the signal timing does work for current use and is successful.
Mr. Shunta said there are two tenants currently; on site and would be there thru construction of the new
building, but would not be tenants of the new building. Mr. Bandini said that during peak truck traffic
hours there would be an increase of 14 vehicles and approximately an additional 140 vehicles over a 24
hours period.
Ms. Friedman noted that those counts do not include heavy truck traffic from existing businesses.
Ms. Ashman -Collins referenced that the site area is located in a major industrial park, which used to be a
busier area than it is today. She expressed that the traffic did not seem out of line with heavy truck traffic
which would be expected at the site with transportation and manufacturing uses in an industrial zone.
Mr. Feck agreed with Ms. Ashman -Collins and felt that the applicant has gone beyond their scope to work
with the Town to mitigate traffic concerns at the major intersections.
Mr. Penney expressed that the Route 106 and North Main Street intersection would be adversely impacted
and that it should be evaluated.
Mr. Bandini clarified that the 140 trip count is the proposed truck trips and that the net is actually 110
truck trips since there are currently 30 trucks per day. Discussion ensued on truck traffic.
Mr. Shunta said that through the modeling and adjustments, that at post development 2030 there should
be less traffic back-up than existing conditions. They would work with the tenants to implement a
transportation coordinator for the proposed warehouse who would work with the truck drivers to help
alleviate traffic issues. He also suggested that a traffic coordinator could be an added condition to the
Board's decision and that it would also be added as a condition of the tenant lease agreements.
Planning Board Meeting Minutes 9/13/23 Page 2 of 8
Ms. Raposa referenced that the Town Police Department submitted a memo continuing approval of the
signal timing.
Mr. Howe recapped action taken to date. He explained the proposed actions to reduce impervious area and
stormwater to maximize treatment capacity. He confirmed that all items have been addressed that were
noted in the Town Engineer's letter of technical review dated 8/28/23. Revised control plans, dated
9/6/23, were submitted addressing the comments of the Town Engineer's technical review, and comments
from the Planning Board and the Conservation Commission.
Mr. Cerretani read the public comment statement, There were no public comments.
Mr. Cerretam noted the provision of 230-5.5.G that approval of a sp(
granting authority will be interpreted as a positive recommendation t
site plan review is concerned. Thereby, the provision covers that a v
a site plan vote which required a majority vote. Mr•. Cerietani noted
present and a super majority vote would consist of a positive vote of
members.
Motion to close the public hearing. (McClanahan Corsillo)
Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSI
Ms. Raposa reviewed the standard conditions of approval. She there
per the previous Board discussions and the conditions added at this r
transportation coordinator for the proposed building with contact inf
Town.
mit by the designated
tilding Inspector insofar as
he special permit over arches
•e were six voting members'
he six present voting
Motion in accordance with Sections 230-5.3 and 5.5, I make a motion to approve the special pern
site plan for a new warehouse facility with the findings and conditions as discussed. ;(Friedman —
McClanahan)
The Board voted individually based on the six points of special permit requirements. Mr. Cerretr
clarified that Mr. Corsillo had been appointed as voting member since he was present for all meet
this matter. He also clarified that the two newest members had not been present for the previous i
therefore there would be a vote of six (6) members.
Mr. McClanahan voted in favor of the motion.He said that the project will bring jobs to the com
The benefits outweigh the detriments and expressed that traffic coordination should be a continue
to prevent traffic back-ups.
Mr. Feck voted in favor of the motion. He said that the benefits outweigh the detriments. He exp
that it would be favorable to increase the use of the industrial property in an industrial zone. He s
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the Town to mitigate traffic and alleviate any concerns that the Board had.
Mr. Penney voted in favor of the motion. He expressed that he would like to see the property be
redeveloped and bring more jobs and tax revenue to the Town. He noted that traffic is a concern and
appreciated the applicant's efforts to help alleviate the traffic problems. He said that the traffic
coordinator would be a good step forward and looks forward to the project completion.
Planning Board Meeting Minutes 9/13/23 Page 3 of 8
Mr. Corsillo voted in favor of the motion. He said that the project will have more benefits than
detriments. He expressed appreciation of the applicant's good faith and willingness to meet all the
Board's requests.
Ms. Friedman voted in favor of the motion. She said that the benefits outweigh the detriments,but that
she continues to be skeptical of the traffic concerns. She expressed that she would like the applicant to
continue to work with the Town and traffic safety officer to mitigate any traffic problems.
Mr. Cerretani voted in favor of the motion. He said that the benefits outweigh the detriments and that it is
a good use of the industrial zone. He said that the applicant had done a good job for site development and
working with the Town to mitigate conservation and traffic concerns. He expressed that he hoped that the
applicant would continue to work with the Town and the traffic safety officer. The site will be an
improvement to the existing site for the environment and to the adjacent areas. He also felt that it would
have a positive impact to the Town.
Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES
Mr. Shunta said that they anticipate having a tenant in place prior to beginning the project.
Ms. Raposa said that a draft decision will be written for Board review and signatures.
Mr. Cerretani appointed Mr. Corsillo voting member for this hearing.
Craig Cygawnoski of RIM Engineering was present with the applicants, Darwin and Kathy Moore.
Mr. Cygawnoski explained that the application is for a conventional subdivision layout since the project
did not meet all the requirements for a residential compound, which requires all buildings to be 40-feet
from the property line. He referenced the existing accessory building, built in the 1970's, which was
previously used as a welding shop. The building driveway access was also constructed at that time. The
building its about 34-feet from the property line so it would not meet the residential compound'
requirements. He said that upon speaking with the Building Inspector, the building can remain on site as
an accessory use but cannot be used as a business. The owner and applicant would like the building to
remain onsite. Therefore, a variance through the Zoning Board of Appeals would be required for the
setback. Mr. Cygawnoski said that they are still seeking waivers for the construction of the road. He
then provided a brief history of the property structures and access.' There is still a 10-foot wide electric
and water line easement on the property. There are existing telephone poles and a water line to the shop
building. In the 1980's the existing house and driveways were added to the; property. Mr. Cygawnoski
then explained the pavement coverage and road construction waivers shown on the submitted plan.
Mr. Cygawnoski explained that the Fire Department has confirmed that the existing driveways; provide
adequate access to the site. The applicants will provide the letter from the Fire Department. He said that r
per discussion at the department meetings, the electric service can be provided by using the existing
electrical poles service. The existing water service will remain at the accessory shop building. They are
proposing a well and septic, system for the new house lot.
Planning Board Meeting Minutes 9/13/23 Page 4 of 8
Mr. Cygawnoski responded to abutter concerns of future additional lots being created. He said that the
property does not support three lots, but that they can fit two lots by right. He also explained the land
contour and slope; improvements, relating to the location of the house on the property, to protect runoff
and erosion. He said that currently there are two families residing on the property and there would not be
an increase to traffic. They are seeking a waiver for the environmental impact study.
Mr. Cerretani noted that at the preliminary discussion the Board had agreed that adding more impervious'
asphalt would not be a benefit and fire truck would still have adequate access. W. Cygawnoski also
noted that the entry driveway is 17-feet wide and explained the widths of the existing site driveways.
Mr. Cerretani read the public conunent notice.
Deborah Aufiero of 1147 East Street,'a direct abutter, expressed concern with erosion to her property and
potential impacts during construction.. She was also concerned with the potential impact to the
conservation aspects to the applicant's property.
Mr. Cygawnoski responded that the wetlands and uncertified vernal pool are shown on the submitted
plans. There is also a small intermittent stream near the welding shop building. Ms.Raposa noted that
the Conservation Agent was on vacation when the department meeting took place and that she would
reach out to her for comments.
Mr. Moore also said that they will lessen the severity of the slope for the new house and they may also
add a tiered retaining wall to help with erosion.
Mr. Cerretani asked if they plan to add screening to the abutters. Mr. Moore said they would possibly add
more hemlocks to match the existing hemlocks on the property.
There were no further public comments.
The board discussed options for decision with conditions or to continue to the next meeting.
Ms. Raposa noted that the waivers could be voted with one motion as recorded on the plan dated
September 5, 2023. Mr. Feck said that department head comments received to date have been satisfied.
Ms. Raposa reviewed the standard conditions of approval that would be included in the decision.
Mr. Cygawnoski explained that the original owner of the property; also owned the front lots and had the
electrical pole installed for his house, 'but no easement had been created. Ms. Raposa referenced the
Mansfield Municipal Electric Department (MMED) comments memorandum for the removal of electrical
poles that currently service the Jackson's home. Mr. Cygawnoski and Mr. Moore said that pole removal
would be a big expense. They asked for clarification from MMED for adding service to the new home in
lieu of pole removal as had been discussed at the department meeting.
Ms. Ashman -Collins expressed that she would prefer to wait to the next meeting in order to address the
MMED conurrents and receive Conservation comments for review.
Motion to continue the public hearing to September 27, 2023 at 7:05 pm. (Penney - Ashman -Collins)
Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES
Planning Board Meeting Minutes 9/13/23 Page 5 of 8
Ms. Raposa referenced previous discussions on rock climbing, gyms, MBTA communities, and gun sa
Ms. Friedman referenced a recent Boston Globe article regarding nearby town gun sales and subseque
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shop in the Town and that it had been regulated through the police department. Mr. Corsillo suggested
that discussion not take place while continuing with the MBTA community issues. Ms. Ashman -Collins
felt that this would be regulated at a State and Federal level, not local zoning. Mr. McClanahan said that
there could be a retail application, but would still have to be regulated by the police department.
Mr. Corsillo said that he previously pursued the prospect of having a rock -climbing gym in Town. He
said that it could be a good use of current empty warehouse space. Ms. Adrian -Collins suggested
adding the use to one of the existing definitions. Discussion ensued for possible bylaw language and
which category it could fall under, Mr, Corsillo asked about breweries. Ms. Raposa said that language is
in the bylaw and that they are not prohibited.
Mr. Cerretani expressed that the industrial park is an asset to the Town and care should be taken that the
park's use is not diminished. He said that he would like the park to remain desirable to businesses and
recommended conversation with the Economic Development Director. Mr. Feck said that currently there
are other allowed uses in the industrial park. He said that breweries are con rmon in industrial parks and
felt that they should be allowed.
Ms. Raposa spoke about the next potential overlay zoning amendment to broaden the area to subdistricts
in the north (25 acres) and the south (27 acres). The extensions would be to create Subdistrict C within
the MSROD district that would be an extension of the base zoning that has already been established. The
extension would have a maximum density of 15 units per acre and a height of 45-feet.
Ms. Raposa submitted the application for One Stop Grant funding in June which would likely be awarded
at the end of the year. In the interim, she asked the Board to support a request to the Town Manager and
the Finance Committee for an appropriation of $5,000 to bridge the gap between now and potential award
of the grant.
Motion to support the Planning Director for the request of funding to engage a consultant. (McClanahan —
Feck)
Mr. Penney asked where the money would be allocated from. Ms'. Raposa said that a request for budget
allocation by the finance committee is required.
Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES
A brief discussion ensued relating to the overlay modeling and Town compliance.
The Board agreed to table this item until the September 271h meeting.
Planning Board Meeting Minutes 9/13/23 Page 6 of 8