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HomeMy WebLinkAboutPlanning 06/12/2024cigar Town of Mansfield R;I�i�[(J O ` ' I I r F 1: Park Born, man fell, Am o2o48 ASA°�. - WIN ,,;I _S A 8:55 Planning Board Meeting nutbs Mj! _ .�. June12,20i4 Meeting Held in Person in Meeting Room 3A/B and Virtually Using Go To Webinar Platform Present: Joseph Cerretani, Chair; Sharon Friedman, Clerk; Michael Feck; Beth Aslunan-Collins; Mark Corsillo; and James Turnbull, Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Ralph Penney; Michael McClanahan; and Sreelatba Allan, Associate Mr. Cerretani read the meeting's introductory remarks. Draft presentation for Priority Development Areas (PDA) & Priority Protection Areas (PPA). Members of the SRPEDD team were not present. Ms. Raposa presented the draft plan to the Planning Board noting that SRPEDD has been preparing the plans for about 15 years. It was done in 2008 and again in 2013. PDAs consist of areas for additional growth, meet local and regional needs, have good transportation and infrastructure, are not new zoning, and are not legally binding. PPAs are important to protect significant natural or cultural resources including habitats, water and historic resources, recreational areas, and farms. The areas have been refined using GIS to better depict overlay zoning and enviromnental factors for better boundaries. The benefit of having PDAs is to better coordinate local planning with State and regional grant efforts. This current project started in the spring of 2023 with a second follow-up meeting in fall 2023 — winter 2024. This review is for Board feedback to incorporate in the final reports. Ms. Raposa reviewed the condensed update overview with the Board for the following areas: Cabot Business Park as a PDA and Ms. Raposa noted that since 2013 there were new businesses and warehouse space that had been approved, but no changes to the land area. Cabot Business Planning Board Meeting Minutes 6/12/24 Pagel of 5 Park Extension which is a smaller district across the street from the business park. This smaller area has different qualities than the main business park area. Station Revitalization District (TOD) has an overall area similar to 2013. A small priority protection area for recreation has been included. The Downtown Revitalization District area did not change, but there are newly built residential structures. There is a new shared use path and improvements to Harry B. Chase Place. Ryan Elliott Industrial Park's primary change eliminates the Chocolate Factory, which is already developed. The parcels across the track were also eliminated since they are not the core of that industrial park and not a priority for development. Xfrnity Center's only change was the name since 2013. Station Recreation Area is new. Canoe River Greenway is one of the larger enviromnental areas. The boundaries, including wetland features, were updated. Certified vernal pools along the greenway, added trails, and a boardwalk were also noted. Hodges Brook, which was acquired over the past ten years, and the Conservation Agent requested it also be included in the environmental areas. There is a parcel owned by the MBTA and one owned by the state. The Town would like to acquire those two parcels with grant funding. Ms. Raposa noted that the Wading River has been more defined to follow the boundaries of natural features. At the Airport Development District, the bike trail has been extended. Ms. Raposa noted that the biggest change in this area is that they made it a combined PPA and PPD because of the natural resources that exist at the site. While the airport is important for economic development, the surrounding area is also important for preservation purposes. Ms. Ashman -Collins asked if the priority conservation areas include all the active farmland. Ms. Raposa said that she would check with the Conservation Agent. For the previously denied application of FOD, LLC for a three (3) lot Definitive Subdivision Plan pursuant to Mansfield Subdivision Regulations Section 3.3 Definitive Plan at 19 Knight Way. The project site is owned by FOD, LLC, and is shown on Assessor's Map 3, Lot 51 in the Residential 1 (R-1) zone. The Commonwealth of Massachusetts Land Court remanded to the Planning Board to hold a new public hearing by Order of Remand dated April 9, 2024 in FOD, LLC v. Town of Mansfield Planning Board, Civil Action No. 22 MISC 000414 (KTS). Planning Board Meeting Minutes 6/12/24 Page 2 of 5 Mr. Cerretani read the applicant's written request to continue the meeting until June 26, 2024 at 7:15 pm into the record. Motion to continue the public hearing to June 26, 2024, at 7:15 pm by Mr. Feck and seconded by Ms. Ashman -Collins. Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Draft Zoning Strategies and bylaws for the future housing visioning area; preparation of Annual Town Meeting presentation; and final design guidelines. Laura Smead of JM Goldson was present for the discussion. She began the presentation noting that this was her last presentation. She has been finalizing GIS modeling and other final items to button everything up. She presented the following items: Future zoning ideas include a starter home zoning district (40Y), ADUs by right detached allowed, special permit), and matching zoning dimensional standards in portions of R-2 near the Town center to match existing conditions. The MGL Chapter 40Y (2022) encourages communities to create starter home districts that reduce barriers to building smaller, more affordable starter homes. Chapter 40Y replaces the 40R starter home zoning district. Starter homes would be less than 1,850 SF, ADUs less than 600 SF, minimum density of 4 units/acre, 50% must be 3-bedrooms+, for 12 or more homes a 10% affordable requirement but can be 110% AMI, and they cannot be age -restricted. The process is like other Town zoning districts, but it must also be submitted to EOHLC for approval. After the bylaw is approved by EOHLC, the connnunity would then adopt the district at a Town meeting. Massachusetts does offer incentives and technical assistance for towns to create these districts. Accessory Dwelling Units (ADUs) are secondary dwelling units within the same lot as a larger primary dwelling unit. They could be added to an existing structure or be a new free-standing structure. Ms. Smead said that some ADU best practices are to not restrict occupancy to family members or temporary guests. Also, to allow construction of ADUs concurrently with new primary residences or as part of a subdivision and to not make parking burdensome. Allow for setbacks, lot size, and other structural requirements to be reasonably permissive. Ms. Snnead said it is also encouraged for one of the units to be owner -occupied. Ms. Smead reviewed pre-existing, non -conforming structures explaining that they do not comply with current zoning. Many buildings in Town were either lawfully constructed before the adoption of a zoning bylaw or before the bylaw was changed. Mansfield has the following: Only frontage compliant —19.8% Only lot size compliant — 11 % Both non -compliant — 46.9% Both Compliant — 21.7% Planning Board Meeting Minutes 6/12/24 Page 3 of 5 Non-coranpliant structural changes require a special permit or variance from the Zoning Board of Appeals (ZBA) to add to or alter the structure. Ms. Smead reviewed non -conforming structures by residential zone. R-1 at 8%, R-2 at 17%, and R-3 at 60% non-compliance. The smaller lots create more non-compliance. In the past, there was a surge in population and the environmental movement which drove cities and towns to slow development and create zoning requiring larger lot sizes with more frontage and setbacks. The new zoning is trying to allow a return to the historical state of things. Ms. Smead explained a hypothetical model for new denser zoning near the train station, which would select an area of R- 2 and make it in R-3. The testing results indicated that it would increase the percentage of compliance dimensional lots from 3 1 % to 91.3%. Ms. Ashman -Collins expressed that she was surprised at how many Town lots are non- compliant. A brief discussion ensued regarding the non -compliant areas in Town. Ms. Friedman said that she would like to see how to apply zoning for starter homes and condominiums which create homeowner investment. She noted that ADUs and apartments would not allow for homeowner investment. She felt that further discussion is required for this. Ms. Ashman -Collins said that it is important to refer back to the Housing Production Plan, which states that the Town is not going to meet housing goals with just one strategy. There needs to be diversity in the Town's housing. The Board thanked Ms. Smead and her team for all their work. Meeting Minutes Planning Board Meeting Minutes for April 24, 2024 Motion to approve minutes as submitted by Mr•. Corsillo and seconded by Ms. Aslmnan- Collins Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES Planning Board Meeting Minutes for May 8, 2024 Motion to approve minutes as submitted by Ms. Ashman -Collins and seconded by Mr. Feck Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES Ivlr. Turnbull suggested a future discussion for potential uses of the gravel lot on North Main St. Ms. Raposa noted that for the MBTA compliance application, she is still waiting for model information to be included for submission. Planning Board Meeting Minutes 6/12/24 Page 4 of 5 Ms. Friedman said that at 5:00 pm, on Jime 17°i at the library, there will be an ADA Open House regarding the ADA Self Evaluation & Transition Plan, Ms. Raposa noted that the SRPEDD team, after their evaluation, indicated that Mansfield is doing better than most towns. Mr. Cerretani thanked the Board members for their hard work on the MSROD that was approved at Town Meeting. Ms. Raposa informed the Board of her summer schedule and time out of the office. She specifically noted that she will be out for the next Planning Board meeting and public hearing scheduled for June 26'h. She will work with Town Counsel so that the Board has the information required for the public hearing portion of the meeting. Ms. Raposa updated the Board on upcoming potential projects and grant applications to assist with future work. The Affordable Housing Lottery for the one unit at 194 Rumford Street was opened and the information is available on the Town Website. Ms. Raposa said that there will be continued conversations for firture bylaw changes based on previous discussions. September 25"' has been reserved for the second VHB Public Parkway Forum. The discussion will include updates by VHB and feedback by the Planning Board and the public. Motion to adjourn at 8:17 pm by Mr. Feck and seconded by Mr. Corsillo Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES The date of the Next Planning Board Meeting is June 26, 2024 at 7: 00 p. ni. Sharon Friedman, Cleric Documents Presented for the Meeting '7,24 ZCZ4, Date of Approval 1. Sarah Raposa, Director of Planning and Development meeting memo dated 6/12/24 2. 19 Knight Way— Continuance request dated 3. JM Goldson PowerPoint presentation, dated 6/12/24 4. Draft Meeting Minutes dated 4/24/24 and 5/8/24 Planning Board Meeting Minutes 6/12/24 Page 5 of 5