HomeMy WebLinkAboutPlanning 08/28/2024RERFIhED
,x°tI 01- FICE Town of Mansfield
8q E 7i ? ` " ? 12 A 3: 33 6 Park Rom, Mansfield,MA 02048
"NASA ,SPlanning Board
Meeting Minutes
August 28, 2024
Meeting Held in Person in Meeting Room 3AB and
Virtually Using Go ToWebinarPlatforrrr
Present: Michael Feck, Chair; Sharon Friedman, Clerk; Joseph Cerretani; Beth Aslunan-Collins; F
Mark Corsillo and James Turnbull, Associate
Sarah Raposa, Director of Planning & Development
Priscilla McGill, Administrative Secretary,
Absent: Michael McClanahan; Ralph Penney and Sreelatha Allam, Associate
Mr. Feck read the meeting's introductory remarks.
As a condition of the 2005 special permit, the Planning Board required that future
Building/Fagade changes be reviewed by staff and then be submitted to the Planning Board for
its approval.
Madeline Coppola, Sweetgreen Site Manager and Lisa Donmeyer, JSD Senior Development
Specialist attended remotely.
Ms. Coppola explained that the original fagade approval included anon -illuminated sign. This j
new application is to change the sign to an illuminated sign. Ms. Raposa clarified that the sign
will be internally illuminated and that the gooseneck lights will not be installed because of the I
internal illumination.
Ms. Coppola said that this sign is more in keeping with the neighboring businesses. Ms, Raposa '
also noted that WS Development has also approved this request.
Motion by Mr. Cerretani and seconded by Ms. Friedman to approve the sign change for j
Sweetgreen as discussed. dx
Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES
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Planning Board Meeting Minutes 8/28/24 Page 1 of 12
This discussion was postponed to October.
291 North Main Sheet (Butter Dreams) regarding the application of Good Food LLC fora
proposed bakery and restaurant with outdoor and rooftop seating and rear parking at the vacant
decommissioned fire station. The project site is owned by Kuplast LLC and is shown on
Assessor's Plat 44, Lots 272 and 273 within the Business 1 (B; 1) zone and the North Main Street
Business Overlay District.
Ms. Friedman read the public notice into the records. She clarified that the property owner
should be listed as Kuplast LLC, 61 Campbell St, Mansfield, MA
She then recused herself from the hearing as she is an abutter to the proposed project.
Present for the applicant were Tom Palanza, Palanza Group; Peter Kuplast, Good Food LLC;
Brian Jones, Engineer; and Craig Cygawnoski, RIMEngineering.
Mr. Cygawnoski explained that previously there were errors on the plan for the Floor Area Ratio
(FAR). The landscaping in the B-1 zone is not required and would not need waivers for it. He
noted that the Town Engineer had a few outstanding comments. Mr. Feck read a letter submitted
by the Town Engineer, dated August 27, 2024, relating to the outstanding items as noted below
with Mr. Cygawnoski's responses also noted.
• Angles between inlet and outlet pipes at the manhole from the infiltration system is to be
90 degrees
o Mi•. Cygawnoski responded that the Town Engineer had noted that the 90 degrees
is in the engineering regulations, but he did not have an issue with it for this
project. He then explained the pipes flowing to the manhole.
• Separation between proposed utilities appears to be an issue for construction and future
repair, Explain.
o Mr. Cygawnoski explained that the utilities would be next to each other within a
16-foot span down the driveway. He said the abutter has granted permission to
use their property for the sewer and water main.
• Will any of the utilities being constructed impact the abutting lot, depth of construction,
compaction, etc. for dwelling 277-279 North' Main?
o Mr. Cygawnoski said that a conditional note has been added to the plan that
before construction begins there will the a site visit with the project engineer and
the abutting property owners to inspect the foundation. There will be additional
inspections during the construction process.
• Is two-way traffic accessible to the back parking at a width of 16.5'9 If not, will there be
any queuing on North Main Street?
o This is explained later in the meeting.
Planning Board Meeting Minutes 8/28/24 Page 2 of 12
• With the maximum number of 325 occupants, explain how 12 proposed parking stalls
including One (1) ADA space is sufficient.
o Mr. Cygawnoski agreed that there are on -site parking issues. Eight (8) spaces are
required for this lot, which are included in the rear of the building, including one
handicap spot.
Mr. Cygawnoski noted that they have permission from the neighbor to have utility access across
their driveway mid for the driveway expansion.
Mr. Corsillo asked where the manhole overflow would go. Mr. Cygawnoski replied that it would
go directly to the Town drainage via a new drain manhole which is about 24 feet from the
existing one, as noted on Site Plan sheet 3.
There were no public cormnents.'
Ms. Raposa asked for clarification of the sidewalk. Mr. Cygawnoski said that the Town
Engineer requested granite curbing along the roadway frontage and the sidewalk would have to
be rebuilt to match the new curbing. This has been added to the list of: construction notes on the
revised plans and shown on sheets 1,2, and 3.
Ms. Raposa noted the concern that two-way traffic at the site entry would be an issue backing up
onto North Main Street. She asked if the rear parking could be for employees and the one ADA
spot for the public to limit the amount of entry two-way traffic. Mr. Cygawnoski said that plan
Sheet 2 has been revised to show traffic pattern/flow. Mr. Palanza submitted Proposed Traffic
Control Signage plans drawn by Palanza Group, dated 8/21/24. Ms. Ashman -Collins suggested
signs noting the ADA space in the back and employee -only parking in the rear.
Ms. Raposa asked about the delivery loading area. Mr. Palanza explained that the truck delivery
loading/rmloading would take place on North Main Street similar to other businesses nearby.
Most deliveries would take place during off hours. Ms. Raposa noted that she mentioned this
specifically because the Planning Board will need to decide on the off-street loading
requirements and whether or not it creates an unsafe traffic condition.
Mr. Turnbull asked what the depth of the sewer service would be. Mr. Cygawnoski said that Site
Plan Sheet 5 has a detail depicting that item.
Ms. Raposa reviewed the draft findings as follows:
Site Plan Approval Criteria. The Planning Board shall approve a site plan upon its determination
that:
(1) For the given location and type and extent of land use, the design of building form,
building location, egress points, grading, and other elements of the development
could not reasonably be altered to:
(a) Improve pedestrian, bicycle, or vehicular safety, and safety of circulation
design for people with disabilities, both within the site and egressing from it;
Planning Board Meeting Minutes 8/28/24 Page 3 of 12
(b) Reduce the visual intrusion of parking areas viewed from public ways or
abutting premises;
(c) Reduce the volume of cut or fill;
(d) Protect and enhance existing site features;
(e) Protect adjoining premises against detrimental uses by the provision for
surface water drainage, sound and sight buffers, and preservation of views, light,
and air;
(f) Reduce the number of mature trees to be removed from the site;
(g) Reduce soil erosion;
(h) Reduce hazard or inconvenience to pedestrians from stormwater flow and
ponding.
The Planning Board can approve this finding because:
a) The site will be improved with a ramp, elevator, and one on -site accessible
space. The open driveway will be narrowed creating a 16.5' wide
driveway to the parking area
b) The rear parking area is surrounded by existing parking areas
c) No cut or fill is proposed
d) The project is the preservation and adaptive reuse of the historic fire
station
e) The drainage system and utilities are being upgraded
) There are no existing trees at the site
g) The existing lot coverage is 95% so there will be no soil erosion
h) The underground drainage system will operate and be maintained in a
manner that reduces stormwater flow and ponding
Ms. Raposa 14411 include the notations for HC icons and signs, yield signs, and striping as
discussed.
(2) Adequate water supply and waste disposal systems are available to the site.
(2) The plan provides for all of the following:
(a) Adequate access to each structure for fire and service equipment;
(b) Adequate utility service and drainage;
(c) Compliance with the landscaping and screening requirements under § 230-4.3
of this bylaw;
(d) Conformance of the arrangement of parking and loading spaces in relation to
the proposed uses of the premises to § 230-4.4 of this bylaw;
(e) Ap
and ar
charac
(1) Pry
priate design features, building elevations, and design of the buildings
ties in relation to site features, unique characteristics and neighborhood
as may be applicable;
methods of disposal of refuse and other wastes resulting from the uses
on the site.
Planning Board Meeting Minutes 8/28/24 Page 4 of 12
The Planning Board can approve this finding because:
a) Emergency access exists on three sides
b) Final comments f onr water, sewer, fire have been received
c) Plantings are proposed along the f •ontage and in the rear (around the generator
and electrical pad)
d) The zoning requirement of one space per 1, 000 sf of grossfoor area is met- 9
onsite parking spaces including 1 accessible spacefor 8,900 sf
e) The site and structure are of a historic nature (old fire station) and the use adds
to the vitality of Don,ntown Mansfield
A screened dumpster is located in the rear parking lot
(4) Adequate capacity is available on affected streets to aceor niodate the proposed
project, based on a traffic study if one is required by the Planning Board. If a
development is projected to cause a decrease in level of service (LOS) over the no -build
condition on affected streets, the Planning Board may require mitigation measures to
restore the LOS to the no -build condition.
The Planning Board can approve this f nding because additional on -street parking will
be created along North Main Street where ithad previously been prohibited (due to
firehouse operations). There is adequate capacity for a 325-seat restaurant available on
North Main Street and along abutting public roadways. Additionally, the Applicant has
provided a parking plan showing the following measures to mitigate disturbances to
adjacent residential neighborhoods: the rear parking area will be available to employees
and handicapped spaces and additional employees to park in a leased off -site private
parking lot. t
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(5) The proposed development is consistent with the goals and policies of the Mansfield
Master Plan and Open Space and Recreation Plan, where applicable.
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The Planning Board can approve this finding because it supports Goal 3a: outdoor
seating (patio and rooftop lounge). l
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Motion to approve off-street loading requirement by Mr. Cerretani and seconded by Ms.
Ashman -Collins to exempt the site plan application for 291 North Main Street as an unsafe
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traffic condition is not created because North Main Street is a two-lane one-way street.
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Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES
Ms. Raposa reviewed the standard conditions and noted that they are also listed in the Planning
Board's Rules and Regulations. She will also incorporate the requested handicap sign.
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Mr. Cerretani expressed that this project is,a great reuse of a historic building. Mr. Feck agreed.
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Planning Board Meeting Minutes 8/28/24 Page 5 of 12
Motion by Mr. Cerretani and seconded by Ms. Ashman -Collins to approve the site plan
application for 291 North Main Street with conditions based on the findings as discussed.
Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES
Motion by Mr. Cerretani and seconded by Ms. Ashman -Collins to close the public hearing for
291 North Main Street.
Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES
Regarding the application of Groves Building Co., Inc. to construct an additional14,368 SF
apartment building containing 12 units with the associated utilities. The project site is owned by
Spring St. Mill LLC and is shown on Assessor's Plat 028, Lots 071 and 149 within the
Residential 2 (R-2) and the Residential 3 (R-3) zones,
Jim Lazzara, owner/applicant was present. He explained that the existing building is a 55+
22-unit: apartment building. He is proposing to build an additional building on a portion of the
site that is currently used as a patio. He has received approval of the Zoning Board of Appeals
for a variance and the current application has been reviewed by the Town departments, Bay
Colony Group developed the site plan for the project.
Cameron Gray of Bay Colony Group was present. He explained the proposed new building as a
14,368 SF apartment facility with 12 one -bedroom units. He explained the use of stone walls for
the land buildup to meet the existing grade. The building will be serviced by nnmicipal sewer,
water, and electricity. He explained the plan changes to satisfy the Town department's
comments, which were noted in red on the revised plans. When the original build was
renovated, a stormwater and infiltration system had been installed on site. An analysis of the
system was conducted which confirmed that the existing system can handle the additional'
impervious coverage. The Town Engineer has reviewed the plan for conformance to the newest
rules and regulations.
Ms. Friedman read the Town Engineer's memorandum dated August 28, 2024, into the records.
Ms. Friedman inquired about the compensatory storage towards the flood plain and how that will
prevent deterioration of the property. Mr. Gray responded, referencing plan sheet 3, that they
are proposing to add fill within the flood plain of less than one cubic yard with compensatory
storage of seven cubic yards. He noted that they have submitted this information to the
Conservation Agent and they will satisfy those requirements as well.
They will not be adding any additional parking spaces. Mr. Lazzara explained that there are 56
existing spaces, which will remain. He explained that a ZBA variance for parking was granted to
allow for 1.5 spaces per unit in lieu of spaces per unit. Mr. Cerretani expressed that this, project
does fulfill a need for 55+ units in Town.
Planning Board Meeting Minutes 8/28/24 Page 6 of 12
Ms. Raposa asked for further information relating to the Town's future sidewalk extension
referenced in the Town Engineer's memo. Mr. Lazzara responded that they are willing to work
with the Town to accommodate the work when the plans are developed. He said when and if
that occurs, there may be some land taking but the plans have not been engineered or developed
yet.
Mr. Gray confirmed the change from 12" to 8" silt sock per Town continents.
Mr•. Corsillo asked for clarification of the zoning line noted on the plan. Mr. Lazzara explained
that the line separates R2 from the R3 zone. The original application referenced a pre-existing
non -confirming use and the new application proposed to make the site a better pre-existing non-
conforming use.
Ms. Lazzara explained that the building height has to be less than 40' and the proposed building
does conform to that requirement. The drawings that will be submitted for the building permit
will note the building height.
Ms. Raposa asked about the open space requirement. Mr. Lazzara replied that because this is in
a flood plain and there is a small footprint to work on, no additional area could be taken for open
space and they did not conduct an open space analysis. Discussion ensued relating to the pre-
existing non -conforming use for the open space requirement.
Mr. Corsillo asked if the concrete patio being removed is used by existing residents. Mr.'
Lazzara said it is not used much, but he will be adding outdoor space closer to the existing
building and a seating area at the new building.
Ms. Raposa said that there will be one affordable unit as part of the project. Confirmation will
be required if the existing regulatory agreement can be modified or a new agreement is required.
Mr. Lazzara noted that there are three units in the existing building and one will be added to the
new building.
Ms. Friedman asked about the landscaping. Nh% Lazzara responded that there is not much-
greenspace unless they encroach on the floodplain. They will be adding some lawn area at the
new patio. He prefers not to add large trees since the building will have a southern elevation and
the residents prefer the sun and not the large trees that would create shade. He noted that there is
an island in the center of the parking lot with landscaping.
Mr. Corsillo asked about EV charging, Mr. Lazzara replied that under the new Stretch Code, he
will have to add charging stations, which will be addressed in the building permit application.
Mr. Turnbull asked about the Conservation response. Mr. Raposa replied that they would
confirm with the Conservation agent on additional continents for the project for flood storage.
Mr. Turnbull also expressed that he would; prefer additional natural seeding and greenspace
restoration. Mr. Lazzara said that the site is overrun by bamboo. They are working with the
Planning Board Meeting Minutes 8/28/24 Page 7 of 12
Conservation agent for mitigation to eradicate the bamboo which has taken over almost one acre.
They would loam and seed the area to eliminate bamboo regrowth.
There were no public or Board continents.
Motion by Mr. Cerretani and seconded by Ms. Friedman to continue the site plan application for
68 Spring Street to September 11 at 7:00 pro.
Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES
Regarding the application of May Institute to renovate the existing building, add a 5,700+/- SF
addition to the south side of the building with parking lot modifications and upgrades to the
existing drainage to convert the space to educational use. The project site is owned by New
England Controls, Inc. and is shown on Assessor's Plat 044, Lot 211 within the PBD (Planned
Business District) zone.
Joe Piccirilli, Highpoint Engineering, Jerry Hand, The May Institute; Trevor Howlett, Infinity
Group were present and Brian Black, Infinity Group was present remotely.
Mr. Piccirilli explained the location of the site with presented photos and plan of existing
conditions. He noted that the parking lot and traffic flow are not efficient and the new plan
creates a better flow. He then reviewed the project scope.
• Convert from industrial to educational
• Add 7,500 SF addition
• Site modifications
• Total increase in impervious area of 10,165 SF
• Total land disturbance of less than one acre (conservation land disturbance permit is not
required)
• Upgraded landscaping
Mr. Piccirilli reviewed the proposed building site plan depicting the new addition location, The
parking lot drive isles will be rearranged to provide a drop-off area for the school. The required
ADA compliance spaces will be provided. There will be an underground system to handle the
parking lot runoff. The two existing catch basins will be replaced. Deep sumps and a rain
garden area will be added. He explained the utility services and how they will tie into the
building. There will be a new hydrant and fire connection at the building.
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Mr. Piccirilli described the landscaping plan and that they will be utilizing short shrubs and
perennials. Most of the existing trees will remain. He reviewed the floor plan depicting
classrooms, a gym, and a cafeteria layout. He then reviewed the architectural building plans with
the existing building and new addition shown.
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Planning Board Meeting Minutes 8/28/24 Page 8 of 12
The school specializes in students with autism. There would be 48 students and eight
classrooms. hicluding staff, there would be a total of 60 people. The students would be from
group homes and school districts. There will be a future outside play area, which will be fenced.
Ms. Raposa said they are waiting for the Town Engineer's response letter and confirmation fiom
the Fire Department that they are satisfied.
Mr. Corsillo asked, for the play area, how thick the tree coverage was given the proximity to
Forbes Boulevard. The response was that there would be a fence around the outside play area,
The school operates Monday through Friday only.
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There were no public or additional Board comments.
Motion by Ms. Friedman and seconded by Mr. Cerretani to continue the site plan application for
9 Oxford Road to September 1 I at 7:02 pro.
Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES
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David Grant - Request for an update to the Subdivision Rules and Rmilations
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Ms. Raposa referenced a submission by David Grant, Town Assistant Engineer, that he has been
receiving calls from residents about trees in public ways. He recommends that when the Board
makes substantive updates to the rules and regulations, to specify that street trees are to be
planted on private property, not within the right-of-way because the Town incurs expenses for
tree removal.
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"Zoning Act Reforms in Housing Bond Bill 0 2024"
Ms. Raposa noted that in the Affordable Housing Bond Bill Accessory Dwelling Unit are no
longer prohibited in single-family zoning. The State, providedan updated definition with
standards for size and parking requirements. On February 2, 2025, the provision for not
prohibiting ADUs in a single -fancily zoning district will go into effect. 'Discussion ensued about p
the need for ADU units.
Ms. Raposa referenced an email correspondence from the Norton Town Planner for notice that
they are proposing the area adjacent to the Xfinity Center (formally Great Woods) for their
MBTA zoning district. ;
Meet n.z Mimltes
Minutes June 26, 2024 ` continued to the next meeting
Minutes July 24, 2024 - Motion by Mr. Ceiretani and seconded by Mr. Corsillo to approve as
presented. Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES
Planning Board Meeting Minutes 8/28/24 Page 9 of 12
Parla>>ay/Transit Oriented Development (TOD)
Ms. Raposa noted that the next parkway/TOD public meeting will take place on September 25"'
in a similar format to the first session. It will be at the Public Safety Building at 7:00 pm. VHB
has provided a draft response letter to questions and continents at the first meeting. VHB will
also review the next steps in the design.
Sub -Committee Zoning Bvlaw Amendments initial meetings
• Housing -Related Zoning (Mr. Turnbull, Mr. Corsillo, and Ms. Raposa) discussion on:
o Determination if changes should be at the Fall or Spring Town Meeting
o Prepared a draft using Ms. Sinead's template fi•om'the MBTA zoning:
o Review of 40Y starter districts and zoning districts
o Board review of density tiers, pre-existing and non -conforming lots/units based on
State standards
Ms. Raposa noted that she and Mr. Feck will be presenting potential zoning bylaw amendments
at the next Select Board meeting on September 4t1'. "
• Retail Firearms Zoning (Ms. Friedman and Ms. Raposa) discussion on:
o Review. of current Town bylaw and other Town's bylaws
o Review of Mass General Law for definitions regarding firearms businesses
o Creating mapping to determine suitable locations
o Potential 500' Buffer around all buildings that would require a buffer (i.e. schools,
learning centers, municipal buildings, playgrounds, and houses of worship)
o Reviewed benchmarks and guidelines, not infringe on second amendment rights, does
not ban the number of gun shops and shooting ranges, provides for the general health
and wellbeing of the community
o Restrict the use of Mansfield laird suitable for firearms business uses
o Special permit process
o Licensing through Mansfield Police Department
o Would not ban ownership use or private sale of guns
o Adhere to State laws `
o Next steps, review mapping of the buffer zone, and potential Town locations, develop
a list of definitions, draft elements of the potential bylaw, and consult with Town
Counsel and the Police Chief.
• Dimensional Standards Compliance Analysis (Mr. Cerretam, Ms. Ashman -Collins, Mr. Feck,
and Ms. Raposa) discussion on:
o Dimensional standard in the R-2 district is problematic, many existing non -compliant
units
o Possibility of changing regulations in the R-2 district or changing some areas in the
center of Town to R-3
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Planning Board Meeting Minutes 8/28/24 Page 10 of 12
o Discussed R-1, dimensional standards for R-1 in Mansfield were more restrictive than
in neighboring towns
o Possibility of change to those, regulations
o 'Consideration of ADU law when planning
Ms, Raposa noted that the deadline to hear back from the State for the MBTA Compliance
Model is November 4'h. She is working on the ADA plan and a final draft will be presented to
the Select Board on September 4". The Hazard Mitigation plan is in progress. The Open Space
and Recreation Plan is almost completed. A draft will be submitted to the Planning Board for
review and to submit a letter of recommendation.
No items.
Motion by Ms. Ashman -Collins and seconded by Mr. Corsillo to adjourn at 9:17 pro
Six (6) in favor, Zero,(0) opposed, Zero (0) abstained PASSES
The date of the Next Planning Board Meeting is September 11, 2024 at 7: 00 p.m.
Sharon Friedman, Cleric Date of Approval
Documents Presented for the Meeting
1. Sarah Raposa, Director of Planning and Development meeting memo dated 8/28/24
2. 280 School St Mansfield Crossing— Sweetgieen Illuminated Sign letter and plans
received 8-24-24
3. 291 N. Main St. new documents received for this meeting
a. Continuance request to 8/28/24
b. Engineering Connnent Memo dated 8/20/24 and 8/27/24
c. Missed Meeting Statement Sreelatha Allan received 8/28/24
4. 68 Spring Street new documents received for this meeting
a. Bay Colony Group, Inc, letter dated 8/20/24 '
Planning Board Meeting Minutes 8/28/24 Page 11 of 12
b. Storm Water Repost Revised dated 08/2024
c. Site Plans Revised dated 8/20/24
d. Turning Radius Plan dated 8/26/24
e. Engineering Comment memo dated 8/28/24 -
5. 9 Oxford Road Application and Plans received 7/31/24
a. Highpoint letter dated 8/22/24
b. Drainage Report dated Revised 8/22/24
c. Site Plan set Revised 8/22/24
d. Highpoint letter response to Engineer dated 8/22/24
6. "Zoning Act Reforms in Housing Bond Bill of 2024" not dated
7. Draft Meeting Minutes dated 6/26/24 and 7/24/24
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Planning Board Meeting Minutes 8/28/24 Page 12 of 12