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Home My WebLink AboutZBA 10/17/2023i4 ptN4i IJ �. n P z Pp�Fp�3A01SP� Meeting D Virtt Present: Darlene Pruitt, Chair; Associate and Michael Reed, A Sarah Raposa, Director of Plasm Priscilla McGill, Administrative Absent; Matthew Cummings, C !Town of Mansfield Zoning ttr[:d1YEIT�"pealr TC? SIN CLERKS OFFICE Meeting Minutes 2023 DEC 20 A (� 40 October 17,2023 , , Q i {r,r 1,F{ELQ '; i hr,HTJSETTS Id in Person in Meeting Room 3AB and 711y Using GoToWebinar Platform ric Correira, Matthew List; Ryan Maxwell; Edward Valanzola, ociate ig and Development Secretary;; ;rk i I 4 F b. Hands-on Montessori Elementary School hic - Non-profit, Leasing Makerspace Building for educational programs; Has non-exclusive rights to use the entire site, except the single-family home area c. Hands-on Montessori hmc'- For -profit leasing new building to operate a daycare center with related educational programs; Has non-exclusive rights to use the entire site, except the single-family home area Ms. Raposa then followed -up with clarifications of outstanding department comments and resolutions pursuant to the previous meeting discussions, She then read condition modifications as follows: Modify Condition #8 EIGHT: The existing landscaping was installed as mitigation for the smaller building onsite and is not adequate to visually buffer'a 16,800 sf structure. The Applicant indicated an intention to supplement the landscaping based on feedback from the Dept of Early Education and Care; as such the Applicant will provide a copy of the proposed landscape plan to the Board within 6 months of operation and planting to occur at the earliest planting window. Such landscaping plan shall provide a full vegetative screen to abutting residential properties. Any plantings lost shall be replaced so that all landscaping and buffering is maintained. Condition #6 Queuing The zoning bylaw uses the term "stacking" j when referencing drive -up fast food facilities (requires 14 stacking spaces within the site with a dimension of 20' length). Based upon the Traffic Flow Pattern Plan, the proposed project has the capacity to accommodate 60 vehicles (at 18' in length) that can wholly fit in the driveway off of the cul-de-sac. No matter how many vehicles are in the queue, the Applicant will implement measures to manage the pick-ups and drop. -offs at the site in order to prevent any backup or queuing of cars onto Knight Way. Such measures may include but are not limited to, assigning multiple staff members to coordinate pickups and drop-offs, adjusting the pick-up/drop-off time periods, and/or implementing measures to encourage carpooling. With respect to drop-offs and pickups, patrons of the facility will be required to adhere to the vehicular management plan and schedule so as to prevent queuing beyond the project driveway onto Knight Way. No patron may idle or park on the neighborhood roadways, nor circle the roadway network while waiting to drop off or pick up the children and the vehicular management plan shall so provide. Any queuing resultingfronm an intentional blockage or obstruction of Knight Way by a third -parry or third parties will not be considered a violation of this condition. Condition #7 vehicular management lent plan; The Applicant shall create and maintain a vehicular management plan that details the measures implemented to manage pick-ups and drop-offs at the site as well as any other plans for managing vehicles traveling to and from the site, and shall provide a copy of the vehicular' management plan to the Traffic Safety Officer for review and approval; with a copy to the Planning Board Office. The vehicular management plan shall be updated and provided to the Traffic Safety Officer for review and approval (with a copy to the Planning Board Office) upon any increase in the facility's, licensed capacity from the Massachusetts Department of Early Education and Care and/or Massachusetts Department of Elementary and Secondary Education s i `i ZBA Meeting Minutes 10-17-23 Page 2 of 5 i (or any oth plan i x state agency responsible for regulating the capacity of childcare or educational 'he Applicant shall keep users of the Property informed of the vehicular management schedules shall not c possible. The Applic schedules prior to ea, Modify Condition #] This decision shall si New Condition#20- All other conditions effect. Motion: Pursuant' motion to uphold ft square foot daycare Assessors Plat 003 additional conditior Four (4) in i Planning Bc Application of 575 Definition of Lot )h lot width of 200' fo 200 feet at 32 Cabo zone. • Application pac Mr. Correira stated that applicant would like his interest. Attorney Rod( hearing and stated that or any other means necessary. Should proposed measures to ry fail to be sufficient, the Applicant shall be required to s to expand the School's protocols and/or• formally modify this ay/parking/queuing areas internal to the site. Drop-off and pick-up th the bus schedules for Mansfield Public Schools whenever )onsible for contacting the School Department to coordinate such year. t the May 2, 2023 Planning Board decision re May 2, 2023 Planning Board decision remain in full force and here is no light spillage onto neighborhood properties. Any and all irk sky' compliant. .022 Site Plan Approval Zoning Bylaw Section 5.3.N., I make a of the Planning Board dated May 2, 2023 for the proposed 16,800 th an educational component with 32 parking spaces as shown on thin the R-1 residential zone affirming their findings and with the sed. (Correira/List) (1);opposed, Zero (0)jabstained on is UPHELD. t, LLC for a Variance from Zoning Bylaw Schedule 230-1.5, istruct a 60,000 square foot flex/industrial facility building with a E 176.63' on one side and 181.18' on the other side with a depth of 575 West Street (Assessor's Map/Parcel044/325) in the PBD (searing: ,ived September 18, 2023 business he rents space at 32 Cabot Blvd. and inquired if the ;use himself from the hearing if ire felt there would be a conflict of reste, representing the Applicant/Owner was present for the fine with Mr. Correira remaining for the hearing. ZBA Meeting Minutes 10-17-23 Page 3 of 5 3 s 4 f Mr. Oreste said that the submitted application was to revive a lapsed variance that had previously been granted in 2021 with respect to the lot width of Lot A as shown on the submitted plan. The applicant was asking for relief of the required 200-foot depth for a depth of 176.63' on one side and 181.18' on the other side. Mr. Oreste said that due to supply chain issues. delays and increased spending, the previous owner was not able to move the project forward and sold to the current owner. He noted that the lot is odd shaped. The lot and building will comply with zoning regulations and all other specifications, Mr. Oreste said that the current variance request is the same as previously granted in 2021 and that the project had been supported by Town officials at that time. He noted that benefits to Mansfield include; further growth in the Planned Business District, construction jobs, permanent jobs, development fees, required professional service and tax revenue. The relief would not substantially detriment the public good or impair the purposes and intent of the Bylaw or impact the general area. Ms. Raposa clarified that the plan had been submitted under the old address of 575 West Street. There was also an Approval Not Required (ANR) plan in 2021 that created the new lot which received the'new 32 Cabot Boulevard address. Mr. List asked if the lots would share easements. Mr. Oreste responded that easements are shown on an ANR plan which is recorded at the Registry of Deeds. The building is not built yet and plans have not yet been approved. Public Comments There were no people present in the room or virtually for public comment. Ms. Pruitt said that she voted to approve at the previous 2021 variance hearing and there were no changes to this submission. She did not see any issues with the current application as it is in a business zone, not a residential zone. Mr. List expressed that the lot is oddly shaped as is the lot that it was created from and he would consider that a hardship. He noted that he had also voted to approve the 2021 variance. Motion: I move that the ZBA approve the application for variance at 32 Cabot Blvd fka 575 West Street, Assessor's Map/Parcel 044-325 for the construction of a 60,000 sf flex industrial facility building pursuant to the criteria as discussed.(Correira/Maxwell) Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Motion: To approve the minutes of August 15, 2023, (List/Maxwell) Five (5) In favor, Zero (0) opposed, Zero (0) abstained' PASSES Motion: To approve the minutes of September 19, 2023 (List/Maxwell) Five (5) In favor, Zero (0) opposed, Zero (0) abstained PASSES ZBA Meeting Minutes 10-17-23 Page 4 of 5 I 1 E