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HomeMy WebLinkAboutPlanning 04/24/2024�'�°'� � n Oansfield ��cc �'d,MA02048 X124 11011 13 A ONnning B06trd Meeting r124 21024eS';4 A P , Meeting Held in Person in Meeting Room 3A/B and Virtually Using GoToWehinarPlatform Present: Joseph Cerretani, Chair; Sharon Friedman, Clerk; Ralph Penney; Michael Feck; Beth Ashman -Collins; Michael McClanahan; Mark Corsillo and James Turnbull, Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Sreelatha Allam, Associate Mr. Cerretani read the meeting's introductory remarks. Motion by, Mr. Cerretani to enter into Executive Session to discuss litigation strategy in the matter of FOD, LLC v. Town of Mansfield Planning Board, Civil Action No. 22 MISC 00414 (Land Court) and that convening in an open meeting may have a detrimental effect on the Planning Board's litigation position. The Planning Board will reconvene in an open session at the end of the executive session. Mr. Corsillo so moved with Ms. Friedman as second Roll Call Vote: Beth Ashman -Collins aye Sharon Friedman, Clerk aye Ralph Penney aye Mark Corsillo aye Michael Feck aye Michael McClanahan aye Joseph Cerretani, Chair aye 7:05 The Board exited the roonr to enter into an executive session. 7:36 pnu The Planning Board returned to the open session. Planning Board Meeting Minutes 4/24/24 Page 1 of 7 Mr. Cerretani read the Public Hearing Notice into the records. Ms. Raposa noted that each amendment would be reviewed and voted on individually. The amendments were discussed and voted on as follows: - to update the definition to provide clarity on allowable recreational uses. Mr. Cerretani said that this is a housekeeping item for definition clarity. There were no additional Board or public comments. Motion to support Article 13 zoning amendment to change the definition of recreational facilities as described. (Feck/Peimey) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Item 2 (Warrant Article 14): MSROD Phase II'(§230-5.12 and Zoning Map) - to amend the Mansfield Station Revitalization Overlay District (MSROD) district to extend along the west side of Oakland Street to the Chocolate Factory (east side of railroad tracks). Ms. Raposa summarized that Phase I of the Mansfield Station Revitalization district was adopted at last year's Annual Town Meeting. This amendment is for extension of the district increasing the land area from 50 acres to 70 acres along Oakland Street towards the Chocolate Factory. The update included added headings to be explicit for Subdistrict C and Subdistrict A. She rioted that the revolving fiuid has never existed and revolving funds need to be adopted at the Town Meeting. If the fund name is changed to a donation fund then it does not need to be adopted at the Town Meeting and could still be used for the purposes that are explicit in the bylaw. She suggested the Rind name be changed to "Master Plan Implementation Fund" to capture all the items in the MSROD downtown development. Ms. Raposa also clarified a change relating to the dimensional standard for the Chocolate Factory and the existing sub -district. hi the new sub -district, the utilization of special permit is not allowed. Therefore, the new sub -district was named as an extension for clarification of the allowed density. The final change was to the map that fits the style of the simplified MSROD zoning map to avoid confusion. Ms. Raposa noted that Phase I had been in process for a long time. Phase II aligns more with the MBTA communities law. Mr. Corsillo said that this allows the Town to reach the required goals that were set forth by the State, which impacts the fewest residential parcels possible while not disrupting existing housing. There were no additional Board or public comments. Motion to support Article 14 amending the Mansfield Station Revitalization of Overlay District (MSROD) to extend along the west side of Oakland Street to the Chocolate Factory (east side of Planning Board Meeting Minutes 4/24/24 Page 2 of 7 the railroad tracks). (Corsillo/Friedman) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Item 3 (Warrant Article 15): Special Permit/Site Plan Approval Recommendation (4230- 5.5G) - to delete this section entirely as it is an outdated practice. Ms. Raposa said this is a housekeeping item, as it is an outdated practice from the previous site plan approval, which has since been updated. There were no additional Board or public cotmments. Motion to support Article 15 for the deletion of Section 230-5.5G as it is an outdated practice. (Penney/Feck) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Item 4 (Warrant Article 16): Zoning Board of Appeals Appointments (§230-7.2) - to make the terms for associate, members of the Zoning Board of Appeals (ZBA) consistent with the ZBA's charter under the Town Code Section 5.4. Ms. Raposa explained that there was a conflict between the Town Charter and the Zoning Bylaw, which has been amended and this change will make both consistent. There were no additional Board or public comments. Motion to support Article 16 making the terms for associate members of the Zoning Board of Appeals (ZBA) consistent with the ZBA's charter under the Town Code Section 5.4. (McClanahan-Feck) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES 1LGlll J 1 ♦1 al Ill 1 tMlu X / 1. 1 11 1L 1 J fl 1 lll- fl to add a dimensional special permit to be issued by the Planning Board to provide flexibility for reuse/expansion of PBD and Industrially zoned land. Ms. Raposa said that each lot in the PBD and Industrially zoned land has to have a certain percentage of natural undisturbed land. The Town wants to encourage reinvestment and redevelopment of properties, especially in the industrial park. She further explained the uses and special permit standards to allow for the percentage relief. Mr. Penney expressed that he sees this as a tool for the Planning Board to work with an applicant to redevelop industrial land with flexibility through the special permit process for better redevelopment for everyone. There were no additional Board or public comments. Motion to support Article 17 Special Permit for Open Space Percentage Relief. (McClanahan-Corsillo) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Item 6 (Warrant Article 18): Add B4 Zoning District to Sign Bylaw (4230-4.7) - to correct an oversight during the adoption of the B4 zoning district at ATM 2014 Ms. Raposa said this is also a housekeeping item and that there is no change to the sign bylaw. There were no additional Board or public comments. Planning Board Meeting Minutes 4/24/24 Page 3 of 7 Ms. Smead noted the Agenda discussions would be: • Show visual designs for the bylaw that was passed last year. • Schedule leading to Town Meeting • Design guidelines draft • Fiscal impact analysis case study • Next steps Ms. Smead reviewed the schedule and what her team would be working on for the May 8`n meeting leading to the Town Meeting. Mr. Villa then presented the MSROD District Design Guidelines draft. He explained that the guideline is a graphical translation of what is already in the bylaws. Each graphic has notations on where to find the information in the MSROD bylaw relating to site design, site connections, site with pedestrian view considerations, general considerations, and services considerations. The building designs focused on considerations for the facade, architectural design, building elevation step backs, street frontage, glass, and materials similar to Mansfield and other towns. He then presented design visuals of the building incentive public realm considerations for public accessway, vegetation, furniture, bike rack, walkway, public play area, public pocket park, public amphitheater, public community garden, and public dog park. The next visual presentation depicted MSROD A & B Subdistrict considerations of low-rise apartment buildings and low-rise mixed -use apartment buildings. For the MSROD C Subdistrict, the visual designs depicted considerations for towrtliouses. Ms. Adrian -Collins noted that the recommended materials do not list shingles or vinyl siding. Ms. Friedman suggested consideration for more vegetation, walkable spaces, and natural vegetation in the passageways. She also noted that trees need a lot of space to grow. More consideration should be put into the location and type of plantings so that they can grow and thrive. Ms. Raposa clarified that the design guideline document is a reference tool for the Board, the town, and potential developers. This is not a document that would be adopted at the Town Meeting. Planning Board Meeting Minutes 4/24/24 Page 4 of 7 Mr. Turnbull asked if there are provisions for bicycle storage or lockers. Ms. Raposa responded that there is a provision for bicycle storage in the zoning bylaw. Mr. Turnbull suggested referring to the state guidelines for design. Ms. Smead reviewed a case study parcel using the MSROD existing Zone A for the hypothetical development of 300 units. It was determined that the taxable assessed value would be $80,000,000. The case study parcel was run through the same assumptions model as the other parcels. The results were that it could potentially bring in a little over $1,000,000 in annual tax revenue and about $85,500 in vehicle excise taxes. The variable municipal cost per household was conservatively calculated as shown below. The study shows an overall positive revenue. Ms. Friedman inquired if the number of vehicles would be too high for the area. Ms. Smead said the model study was based on 1.5 parking spaces per unit. A discussion ensued for assumptions if the parking requirement were lower and how revenue would be impacted. The overall assessment was that the numbers are very conservative. More research could be conducted regarding the number of parking spaces per unit and whether the units would be one, two, or three bedrooms, which could have different impacts. Ms. Raposa presented a comparison that she conducted for 1 Mansfield Ave, 300 N. Main St. 792 West St., and 150 Oakland St. The comparison was for the number of bedrooms, assessed value, real estate taxes, excise taxes, police calls, fire calls, EMS calls, water/sewer, COA users, building permit fees and number of children in school. Ms. Smead suggested using an average of these for a more accurate assessment of the case study parcel. Further discussion ensued for density calculations. Ms. Smead concluded that the fiscal impact analysis will be refined, based on the discussion, for presentation at the next meeting on May 8'11. They will also be preparing for the Annual Town Meeting. Mr. Penney suggested disseminating the fiscal impact analysis to FinCom before the Annual Town Meeting. Mr. Cerretani drafted a letter to follow-up the TOD Design public forum held on March 20a' for the Board's review. Mr. Feck said that lie appreciated the inclusion of the train station neighborhood in the design. Planning Board Meeting Minutes 4/24/24 Page 5 of 7 Mr. Cerretani said lie visited the neighborhood to speak with a few business owners, who provided great feedback, as they felt that the area had been forgotten. The parkway will not have on -street parking as it will be a private way for conveying commuters. Ms. Raposa said that she would follow up with VHB in the fall to keep the line of communication open. Motion to finalize the letter as discussed. (Penney/McClanahan) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Ms. Raposa said that there were no changes to the actual document. The document was changed to reorganize the pages with a clickable,option to make the document more user-friendly. She mentioned a discussion from the previous meeting relative to fee changes. She clarified that the fees do not have to be changed or decided upon at this meeting to approve the document. Mr. Cerretani agreed and suggested that the document be approved and to complete a review of the fee structure at a later date. Ms. Raposa briefly reviewed the existing fee structure. Motion to approve the document as discussed. (Penney/McClanahan) Seven (7) in favor, Zero (0) opposed, Zero (0) abstained PASSES Planning Board Meeting Minutes for March 27, 2024 Motion to approve minutes as submitted (Pennney/Ashman-Collins) Six (6) in favor, Zero (0) opposed, One (1) abstained PASSES On May 10°i Mr. Cerretani and Ms. Friedman will present the Planning Board Bylaw Amendments proposed for the Annual Town Meeting to the Council on Aging (COA). Ms. Raposa said that there will be a Mansfield Crossing fagade change that will be presented to the Board on May 8'h. The Annual Town Meeting will be on May 22nd at 7:00 pm at the high school. On Monday, May 13"' from 5:30 pm to 7:00 pm at the Library, there will be a review of the proposed goals and objectives for 2024 update of the Open Space and Recreation Plan. Ms. Raposa also noted two recent minor Site Plan Administrative Approvals. Planning Board Meeting Minutes 4/24/24 Page 6 of 7 Ms. Raposa said that she is currently attending ADA online training. She will be attending the National Planning Convention via remote participation in May. Mr. Turnbull noted that MassDOT has partnered with ADA for studies and evaluations. Ms. Raposa referenced a Town Grant for ADA partnering with SRPEDD. Mr. Corsillo noted that the West St. dispensary facility building is almost complete. Ms. Raposa said the project may return to the Board for revised landscaping approval. Mr. Turnbull commented about the TOD parkway shared use path design to the west and northwest side of the roadway and he suggested that a sidewalk be installed before roadway completion. Discussion ensued with agreement that this itern be added to lvlr. Cerretani's letter Motion to adjourn at 9:40: pro (McClanahan/Feck) Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES Sharon Friedman, Clerk Date of Approval Documents Presented at the Meetine 1. Sarah Raposa, Director of Planning and Development meeting memo dated 4/24/24 2. Notice of Planning Board Hearing Relative to Proposed Zoning Bylaws Amendments distributed 3/19/24 for public hearing date 4/10/24 3. Mansfield Zoning and Future Zoning Update Presentation by JM Goldson dated 4/24/24 4. Revised draft Policies & Procedures of the Planning board with Site Plan Approval and Special Permit Rules and Regulations dated 4/24/24 5. Draft Minutes for March 27, 2024 Planning Board Meeting Minutes 4/24/24 Page 7 of 7