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HomeMy WebLinkAboutPlanning 10/25 2023t� RECEIVED Town of Mansfield s= TO'W Ci_I I�rSS Of-HCEPlanning Board NI011 Is P b: 3b Meeting MiLI'FA, F _ I1 _.!_ October{ D MEETING HELD IN PERSON IN MEETING ROOM 3 AB AND VIRTUALLY USING GOTOWEBINAR PLATFORM Present: Joseph Cerretani, Chair; Sharon Friedman, Clerk; Ralph Penney; Michael McClanahan; Michael Feck; Beth Ashman -Collins; Mark Corsillo, Associate and Sreelatha Allam, Associate Sarah Raposa, Director of Plamiing & Development Priscilla McGill, Administrative Secretary Absent: none The Board Chair read the meeting introductory remark. Ms. Raposa suggested that the mylars be signed at the end of the meeting. The Board agreed. Kara and Tom Griffin appeared before the board to discuss the concept of rehabbing the existing garage as an accessory apartment under the adaptive reuse special permit bylaw (§230-3.7B). Ms. Griffin explained that both of the mothers live with them. They do not have anymore room on the first floor to add space, which is why they are seeking to rehab the garage. They are in the Residential 2 zone and the lot is almost an acre. Ms. Griffin said that 2,000 sf of livable space is required under this use and they fit that requirement. She read the bylaw requirements for historic reuse and felt that they meet all five requirements. They will be using the existing garage structure. They will not be expanding the structure Ms. Griffin said that the property previously consisted of two separate lots that were merged into one parcel. Ms. Griffin noted they have sewer service to the existing house. They only have frontage on Clinton Street. Ms. Raposa did not see any issues with their request. They are using the adaptive reuse because they do not fit the criteria for an accessory dwelling unit. Since the garage is a detached structure, it could fall within the adaptive reuse. The Board was in favor of the Griffin's pursuing the adaptive reuse option as there is a need for senior living. The next step is to apply to the Board. Planning Board Meeting Minutes 10/25/23 Page 1 of 5 The discussion began at item #24 with items and cormnents noted below. 24. Coordinate with GATRA to consider new bus routes and more frequent service, including the potential for a bus route or shuttle which connects the MBTA station to residential areas, business parks, the Xfinity Center, and downtown. a. GATRA and MBTA —falls under Town Manager, not part of Board purview. b. Ms. Friedman suggested more handicap accessible transportation. 25. Coordinate with transit authorities to expand service and accommodate late -night users —such as concerts at Xfinity Center; performances at MMAS; or community events in Downtown. a. Falls under Town Manager and Select Board. 26. Develop a traffic calming policy to guide implementation of measures to improve safety and reduce vehicle speeds. a. Mr. Cerretani specifically noted an area where the speed limit is higher than it should be for traffic safety and suggested changes to speed limits in busy areas. 27. Undertake a process to create a cohesive business ecosystem by knitting together the commercial areas of Mansfield (Main Street/Downtown, Mansfield Crossing, Chauncy St./Copeland Drive and Rt. 140/Speedway) so that they are attractive to new businesses and patrons. a. This is a project that the Town Manager and the Economic Development and DPW Directors are taking on to create way f nding signs in downtown areas and parks. b. Mr. Cerretani noted that during the reconstruction of Route 106 the poles will be relocated to one side of the street. 28. Review existing zoning and allowable uses in the business parks to ensure maximum flexibility on the part of the Town to allow property owners to adapt to changing market demands. a. Ms. Raposa noted that this has come up in relation to the open spaces where business applicants are having a diif culty meeting the open space requirement. Potentially a special permit process could be established where in lieu of open space, special landscaping treatment could be allowed. b. Mr. Penney expressed that he would not like to see the treed areas decline. c. Ms. Friedman suggested the reuse of existing office buildings for the changing market demand. 29. Explore options for regulations governing temporary or mobile food services to operate within the parks. a. This relates to the use of food bucks and should they be allowed? b. What requirements should be implemented? c. Food Trucks are regulated by the Board of Health. d. Ms. Raposa recommended separate bylaw language be established for the use or add mobile food services to the use table. 30. Evaluate zoning concerning parking minimums and changes that would allow commercial property owners in the parks to explore alternative options for parking areas. a. Mr. Penney noted areas that are over parked. Planning Board Meeting Minutes 10/25/23 Page 2 of 5 b. Mr. Cerretani expressed that there is enough downtown parking. c. Ms. Ashman -Collins noted that the downtown restaurant parking requirements were previously reduced. 31. Continue to support and look for opportunities to expand the' capacity of Mansfield's Municipal Airport to support broader economic development goals. a. The Airport Commission and the Town Manager's office have been working on this. Continuation of discussion beginning with item 22. Planning Board Application for Site Plan Approval and Special Permits Ms. Raposa reviewed the application including each section as noted below. • Site Plan Approval - Ms. Raposa noted that this section encompasses the work that the Board had previously worked on with Judy Barret in 2022. • Special Permits — authorized through the Zoning Act and local Bylaw with specific approval criteria. There is a requirement for some special permits to include an environmental impact statement. Ms. Raposa added language relating to enviromnental impact and asked that the Board review for further discussion at the next meeting. • Site Plan Form and Content (for Site Plan Approval and Special Permits) —Ms. Raposa noted that the checklist is the same as the 2022 application with some minor changes. She asked that the Board review for further discussion at the next meeting. Ms. Raposa also noted that the checklist items are waivable and an applicant could submit waivers with the application. • Continuances • Withdrawal of Application • Plan Revisions • Waivers • Planning Board Site Visits — Ms. Raposa suggested that if a member is not familiar with an application site, it would be beneficial to do a drive -by. Mr. Penney asked if language could be added when the Board may require additional information from the applicant. Ms. Raposa said that the last section will be reviewed at the next meeting. A final draft will be prepared for review and then it will go to a public meeting. Planning Board Meeting Minutes 10/25/23 Page 3 of 5 Ms. Raposa said that the Request for Proposal (RFP) was being prepared for release the following week. After receipt of proposals, a short-list will be prepared for Board interviews at the December 13"' meeting. Mr. Alves, Town Engineer, will work with the Peer Engineer during the acclimation process. There may be circumstances when an alternative review team is required. Ms. Raposa said that at the December meeting, the Board will also conduct Planning Consultant interviews for the MBTA Phase II work. The bridge funding has been approved and the Town has been awarded a $90,000 grant for this project. Ms. Raposa said that she added new amendments for review. She referenced the potential for setting a requirement for electric vehicle charging stations as a portion of the parking requirement of the Stretch Code. Discussion ensued regarding existing charge stations and how they are used. The Board agreed that the requirement should be pursued. Minutes September 27, 2023 - Motion to approve the minutes as presented (Penney — McClanahan) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Minutes October 11, 2023 —not submitted for approval Motion to sign the 1167 East Street, Jackson Farm mylars. (McClanahan-Feck) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Ms. Raposa said that she and Mr. Dumas, Town Manager, attended the grant announcement event in Revere. It was an inspiring event, also attended by the Governor. Ms. Raposa reviewed items that she is currently working on including: • The Zoning Board of Appeals voted to uphold the Planning Board decision for 19 Knight Way. • The third monthly meeting VHP TOD took place on October 24111. • Ms. Raposa referenced a document provided by Ryan Maxwell, ZBA board member, relating to Dark Sky BUG Standards which relate to backlight, uplight, and glare. This is new terminology for Dark Sky components. Mr. Feck spoke of an article "FHA Expands Access to Mortgage Financing for Homes with ADUs." This could be significant and provide more buying power to first time home buyers as the ADU income could be included in the mortgage application. Discussion ensued relating to ADUs and multi -family dwellings for future zoning. Mr. Corsillo asked how ADUs could be counted as part of the MBTA zoning. Ms. Raposa said there is no definitive answer to that at this time. Mr. Corsillo noted that the Special Town Meeting will take place on November 2"d Planning Board Meeting Minutes 10/25/23 Page 4 of 5 Motion to adjourn at 8:52 p.m. (McClanahan - Peck) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Date of Next Planning Board Meeting November 8, 2023 at 7:00 p.m. Sharon Friedman, Clerk Documents Presented at the Meeting Date of Approval 1. Sarah Raposa, Director of Planning and Development meeting memo dated 10/17/23 2. 1167 East Street Jackson Farm Mylar plans; three sheets dated 9/5/23 3. 31 Clinton Avenue sketch plan of garage remodel, not dated 4. Minutes September 27, 2023 Planning Board Meeting Minutes 10/25/23 Page 5 of 5