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HomeMy WebLinkAboutPlanning 02/26/2025OFFICE 7025 hiAR 21 A 9 10 rn� � 4 x 9L f Q p Meeting Minutes February 26, 0 Town of Mansfield 6 Pak Isom Alanafreld, AIA 02048 Planning Board Meeting Held in Person in Meeting Room 3A/B and Virtually Using Go ToWebinar Platform Present: Michael Feck, Chair; Sharon Friedman, Clerk; Joseph Cerretani; Michael McClanahan (remote); Mark Corsillo Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Ralph Penney; James Turnbull, and Sreelatha Allam, Associate Mr. Feck called the meeting to order and read the introductory remarks for video recording. He noted that Mr. McClanahan was attending remotely and that all votes would be by roll call. Fagade for renovations to the existing free-standing restaurant (formerly TGI Fridays) for a proposed Burton's Grill & Bar. Bill Whitlock, Whitlock Designs, explained that they will use the existing structure, paint the exterior, and add new signage. The proposal includes a new patio with metal roof, faux wood ceiling, pendant lighting, and planters at the perimeter. Mr. Whitlock presented three building renderings depicting the changes. The exterior will be an off white with black trim. They will hire a local artist to paint murals of local birds on two facades. The restaurant is polished casual with a scratch kitchen, meaning allergy friendly. They have nine Massachusetts locations and 23 throughout the country. Mr. Corsillo asked what type of local bird would be depicted on the mural. He noted that Mansfield has a history with geese. Mr. Whitlock said the mural would be determined by the artist and the design team. Mr. Corsillo expressed that he likes the overall aesthetic and patio. Mr. Whitlock said the patio would not receive a lot of sun and that the roof is primarily to shield from inclement weather. Planning Board Meeting Minutes 02-26-25 Page 1 of 8 Mr. Cerretani said that the restaurant would be a welcome addition to a building that has been vacant. Mr. McClanahan asked how many outdoor seats there would be. Mr. Whitlock responded that there would be about 30 patio seats, but no outdoor bar. Overall, including the outdoor seating, there will be approximately 20 more seats than TGI Fridays had. Ms. Friedman asked if a study had been conducted to determine if this site would be successful. Mr. Whitlock said they did and Burton's is very confident it will do well at this location. Ms. Raposa noted, for the record, the Plan Review Committee issued an Administrative Site Plan Approval for the patio and roof. Mr. Feck agreed that this is a good reuse of a former restaurant. There were no public questions or comments. Mr. Whitlock said they anticipate opening in the fall of this year. Motion by Mr. Cerretani and seconded by Mr. McClanahan to approve the proposed fagade alteration consisting of: • Outdoor patio area • Roofed patio • Door relocation • Fagade erilrancements Roll call vote: Mark Corsillo Aye Joseph Cerretani Aye Sharon Friedman, Clerk Aye Michael McClanahan Aye Michael Feck, Chair Aye Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Regarding the application of Tarpon Towers III, LLC & Cellco Partnership d/b/a Verizon Wireless as Co -Applicants for a Special Permit pursuant to Bylaw Sections 230-5.5 and 230-3.6 (G)(2) at the 499 East Street property for the installation of a wireless eon nunications facility consisting of a 140-foot monopole to be located within a 60 foot by 60-foot leased area along with associated equipment within said installation compound. The project site is owned by the Town of Mansfield and is shown on Assessor's Map 033, Lot 011 within the Residential 1 (RI) zone. Planning Board Meeting Minutes 02-26-25 Page 2 of 8 Attorney Ellen Freyman was present on behalf of the applicants. She said that Tarpon Tower: and Verizon were the successful bidders to the project Request for Proposal (RFP) awarded in May of 2024. They have been working with the Town and negotiated a lease, which includes rental income to the Town, and finalized the tower location at the site. There were constraints with the site as it is contiguous to the landfill and recycling center. The site is very suitable to fill the current coverage gap. Town antennas will also be added to the top of the tower, which will help with public safety communications. Attorney Freyman referenced that they went before the Zoning Board of Appeals for two variances and could answer questions after the Special Permit presentation. Greg Sykier of Chappell Engineering, working with Tarpon and Verizon, reviewed the project site noting the tower location would be at the northeast part of the site. The existing access will be used for the tower access. The equipment compound will be 60' x 60' with utilities sourced from the south side of East Street. He displayed the tower elevation drawing and explained the height maximum of 140' with the Town whip antennas on the top, which extends the height approximately 19' and necessitated the ZBA height variance. The Town selected the site location and Tarpon partnered with the Town for the design of the tower location. Mr. McClanahan asked if the tower would impact the existing recycling plant. Mr. Ahern, Mansfield Operations Manager, responded that there is no impact and the existing access will remain gravel. Mr. Corsillo asked if this would resolve the Verizon specific issues at the schools. Amy White of Smartlink, the Project Manager for Verizon Wireless and Tarpon Towers, replied that the coverage should extend to the area of East Street for the schools to have improved coverage. Martin Lavin of C Squared Systems explained the current coverage conditions and the coverage expectations with the proposed site tower. Ms. Friedman questioned the small area of improvement and lack of improvement at Branch Street. Ms. White responded that the goal was to gain more coverage along Route 106, but it would not resolve all coverage issues. The target for this specific search that the engineers were given was to enhance coverage along Route 106 to offset existing issues at the surrounding sites and add coverage to the south. It was never intended to be a replacement for the Branch Street site. Multiple areas in Town still need service. Wireless coverage and capacity are rapidly growing. Mr. Corsillo asked for an explanation of the 700 megahertz versus the 2100 megahertz coverage. Mr. Lavin responded that the average user would not tell the difference. He explained how coverage jumps from one to the other for better service. Current phones can use both. The new tower would primarily use 4G coverage with some frequencies at 5G. Mr. Ahern summarized the process fiom the requests for proposal for this site and an airport site. The Town did not receive any responses for the airport site but had responses for this site. He noted that both sites have poor service. Mr. Ahern said the Town is seeking to remove the public radio repeaters from the high school and add them to the new tower. Tarpon has agreed to Planning Board Meeting Minutes 02-26-25 Page 3 of 8 provide the labor and the Town would provide the material. At the May 22, 2024 Town Meeting, approval was obtained for the land lease for the cell tower. In January 2024, a Master Green Study was conducted. The study reviewed walking trails, the compost area, the shooting range, and the training facility. This area was identified as the best area for the tower. The tower will increase cell coverage for residents, passerby in the general area, improve public safety and DPW communications, and allow the high school equipment to be relocated to this site. This will also provide general yearly Town income. Mr. Ahern explained that the location on the site was chosen to be away from the landfill and closer to the road. Ms. White also noted that there are wetlands, walking trails and pipeline easements on the property which limited the tower location. The search area that they were given was only about a quarter mile radius. Ms. Friedman asked if the height of the tower could increase in the future. Mr. Ahern replied that the zoning district allows for a maximum of 140' so it would not be likely. Brett Buggeln, President, COO of Tarpon Towers reiterated that the Town would not be charged rent for the antennas or other improvements at the site for public safety and communications. He confirmed that the lease agreement will provide a revenue stream to the Town. The approval of the tower creates added incentive for Tarpon to lease to aggregate carriers for a revenue stream to both parties. Ms. Friedman asked what color the monopole would be. Mr. Buggeln responded that it would be galvanized flat gray, and added that paint color typically does not last and creates maintenance issues. Public Comment Neil Boldrighini of 560 East Street agreed that there is a need for coverage for the Town and especially public safety. He lives across the street and noted the improvements to the recycling area, and he would not want to see anything contrary to those improvements. He asked that they camouflage the lower level of the site as best as possible. Mr. Buggeln said they could entertain painting the lower part of the tower for a better visual aspect. He distributed photos of towers disguised as evergreen trees, but noted that it is difficult to screen it entirely. He said that bottom landscape screening has been effective, but not fencing, which would prevent police fiom monitoring the site. Mr. Boldgighini responded that he is not asking for the pole to become a tree. He is looking for bottom plantings to lessen the industrial look and make it more aesthetically pleasing. Mr. Buggeln said he would be agreeable to that option. Ms. Raposa said that the Board would need to make a finding for the gap in coverage before they can grant the special permit. She then read the determination to be made by the Board, which was incorporated into the draft motion. Ms. Raposa referenced the special permit criteria, the standard conditions, and text of the bylaw that includes annual certification and signage. The landscape vegetation as discussed will also be added to the conditions of approval. Planning Board Meeting Minutes 02-26-25 Page 4 of 8 Motion by Mr. Corsillo and seconded by Mr. Cerretani that the Planning Board finds that there is a significant gap in wireless coverage AND to approve the special permit application for the proposed Wireless Installation, consisting of erecting a one hundred forty (140) foot tall monopole which will house nine (9) panel antennas, six (6) remote radio head (RRH) units, one (1) fiber junction box, as well as additional hardware and cable equipment as further described in the Plans, including a 12' x 20' concrete equipment pad to house the equipment cabinets which will be enclosed by 8' tall chain link fencing with the conditions as discussed. Deliberation Mr. Corsillo stated that as far as the impact on the health, safety, convenience general welfare, and amenities of the town, they have made a strong case that it will be a general improvement with no notable negative impacts. In particular, it will improve general health, safety, and welfare by providing better coverage for the Public Safety Communications infrastructure. This also speaks to the positive impact on the adjoining premises, neighborhoods, and social structure. The applicant has shown a willingness to work with the town and abutters on that topic. There will be no impact on vehicular or pedestrian safety as there will be almost no traffic created by this. The municipal facilities will be improved by this, with no additional strain. There will be a minimal impact on the natural environment and only positive impact on the tax base and municipal finances. Mr. Corsillo voted in favor. Mr. Cerretani stated that the tower would provide more amenities to the town. It will fill a coverage gap. It will help with public safety communications. There is an effect on adjoining premises, but he is grateful that the applicant could make adjustments. There are no traffic concerns. It will provide conmumications to our facilities. There will be minimal impact on the natural enviromment. The fiscal impact would be rent and taxes, which will be an upside for the town. Mr. Cerretani voted in favor. Ms. Friedman stated that the benefits outweigh the detriments of this presentation. The installation will provide needed coverage and will enhance our municipal communications. There will be an impact on the neighborhood, but the applicant is willing to mitigate that with fencing and trees. There is no impact on vehicular and pedestrian traffic. There is an impact on the natural environment, but maybe birds will nest there. There are fiscal benefits that will help the town. Ms. Friedman voted in favor. Mr. McClanahan stated that the benefits outweigh the detriments. It will increase the coverage for the community and public safety. The applicant has addressed what the abutters are asking for. The income will also be a value to the town. Mr. McClanahan voted in favor. Planning Board Meeting Minutes 02-26-25 Page 5 of 8 Mr. Feck stated that the benefits outweigh the detriments. The project will have a positive impact on the health and wellbeing on the amenities of the town by increasing coverage. The applicant has mitigated the effects on the adjoining premises. There will be very little vehicular traffic. It will improve the municipal facilities by putting the antennas on top. It has a minimal effect on the natural envirormient and the fiscal impacts will be positive to the town. Mr. Feck voted in favor. Roll call vote: Mark Corsillo Aye Joseph Cerretani Aye Sharon Friedman, Clerk Aye Michael McClanahan Aye Michael Feck, Chair Aye Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Motion by Mr. Cerretani and seconded by Mr. Corsillo to close the public hearing. Roll call vote: Mark Corsillo Aye Joseph Cerretani Aye Sharon Friedman, Clerk Aye Michael McClanahan Aye Michael Feck, Chair Aye Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Parkway/Transit Oriented Develo nv tent Mr. Feck asked that the Board members reach out to Ms. Raposa to confirm meeting time slots for the Innes Group site walk and kickoff meetings on 3/5/25. Ms. Raposa noted a meeting with VHB and met with the garage consultant for an introductory conversation, which was very interesting. The team is considering September to hold the next public forum. Zoning Bylaw Amendments No discussion. v Appoint Member to the Capital Improvement ProMrant Committee (Current Beth Ashman - Collins; Term Expires December 31, 2025) Mr. Cerretani volunteered. Planning Board Meeting Minutes 02-26-25 Page 6 of 8 Motion by Mr. Corsillo and seconded by Mr. McClanahan to appoint Mr. Cerretani. Roll call vote: Mark Corsillo Aye Joseph Cerretani Aye Sharon Friedman, Clerk Aye Michael McClanahan Aye Michael Feck, Chair Aye Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES Meeting Minutes for February 12 2025 Motion by Mr. Cerretani and seconded by Mr. McClanahan to approve the minutes as presented. Roll call vote: Mark Corsillo Aye Joseph Cerretani Aye Sharon Friedman, Clerk Aye Michael McClanahan Aye Michael Feck, Chair Aye Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES 250 Balcorn St. final plans for Board signatures The applicant did not submit the plans. This item was postponed. There were no items. Mr. Corsillo noted that Cabot has replaced signage on West St. for the open space in the industrial park and is an improvement to the previous signage. Ms. Raposa referenced the addition of an I I"' item to the proposed bylaw amendment list to correct technical errors in eCode. Ms. Raposa said that two Gilbert Street properties are interested in discussions for starter home developments. A brief discussion relating to options ensued. Planning Board Meeting Minutes 02-26-25 Page 7 of 8 Motion by Mr. McClanahan and seconded by Mr. Cerretani to adjourn at 8:25 pm Roll call vote: Mark Corsillo Aye Joseph Cerretani Aye Sharon Friedman, Clerk Aye Michael McClanahan Aye Michael Feck, Chair Aye Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES The date of the Next Planning Board Meeting is March 12, 2025, at 7: 00 p. m. �L � Sharon Friedman, Clerk Documents Presented for the Meeting Date of Approval 1. Sarah Raposa, Director of Planning and Development meeting memo dated 2/26/25 2. Meeting Notice Agenda for 02/26/25 3. 280 School St. fagade application 4. 499 East St. application 5. Draft Meeting Minutes for February 12, 2025 Planning Board Meeting Minutes 02-26-25 Page 8 of 8