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HomeMy WebLinkAboutPlanning 04/09/2025of Mansfield 03 $ t6 pr v, Ma»sfreld, MA 02048 04SAQ,=`'' 1015 PAY I S A 9' Planning Board P I I Meeting Minutes ' 0 April9, 2024 _ 1*TS Meeting Held in Person in Meeting Room 3A/B Present: Michael Feck, Chair; Sharon Friedman, Clerk; Joseph Cerretani; Michael McClanahan; Mark Corsillo; James Turnbull, and Sreelatha Allam, Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Ralph Penney ], Plan4ixtg Board Meeting Called to;Order at Motion by Mr. McClanahan and seconded by Ms. Friedman to nominate Mr. Cerretani as chair for the meeting. Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES Mr. Cerretani called the meeting to order and read the introductory remarks regarding video recording. Emily Innes and Supriya Keller of Imies Associates were present. Ms. Keller introduced the project with a brief presentation, consisting of the following: • Design Guidelines o What fits — size, look, type o What Works — parking, sidewalks, lighting, landscaping o What Feels Right — community preferences for designs • Project Tasks • Project Goals — what would the Town and Planning Board like to be the end goal of the project, and further use of these design guidelines • Interactive Exercise o Rate North Main Street o Rate the Buildings o Design Guidelines Elements Mr. Feck arrived at 7:10 pm [Manning Board Meeting Minutes 04-09-2.5 Pap ,el of 5 After the presentation, the Planning Board and other participants engaged in an interactive exercise with Innis Associates. 3: 730"pin Public Herring =110 £orbes�3lvc�.�' Regarding the application of Seyon Management. LLC for a Site Plan Approval pursuant to Bylaw Section 230-5.3 for the property at 110 Forbes Blvd. to construct a 14,000 SF addition that will be located at the rear of the existing building as warehousing and reconfigure the existing parking field. The project site is owned by BGO TSG 110 Forbes Owner, LLC. and is shown on Assessor's Plat 044, Lot 205 within the PBD (Planned Business District) zone. Patrick McCarty of McCarty Companies and Brian Beck of Seyon were present. Mr. Beck noted that Seyon has owned the building since 2021. The tenant, Next Phase, has been at the property longer than Seyon has owned it. This is a unique opportunity for a tenant with a growing business to remain in Mansfield and expand at the site. Mr. McCarty described the site with the proposed warehouse building as being taller than the existing building with a sloped roof, as shown on the architectural drawings submitted. The proposed warehouse is roughly 76 feet off the back wall of the existing building and 180 feet wide. The roof stormwater runoff would discharge to a new stormwater management basin at the rear of the site. Mr. McCarty explained that, at ground level, the existing evergreen trees provide little buffer to the residential neighborhood. They are proposing a berm with landscape evergreens at approximately 10-12 feet tall, which will be specified by their landscape architect on the revised plans. Mr. McCarty said they are working on the drainage system, based on comments at the department head meeting. Based on the comments for the drainage solution, they would submit revised drawings at the continued hearing. They have worked with Mansfield Electric on a plan to relocate the existing transformer. There is no structural change to the parking lot, and new striping is proposed. There are more spaces than the tenant requires and what is required by zoning. They have proposed to black -out some spaces to allow tractor trailers to enter from Forbes Blvd., back into the loading dock, then turn and exit back onto Forbes Blvd. The loading docks at the existing building will not be used. They proposed loading docks at the new addition. Mr. McCarty explained the existing site drainage issues. He noted that when the main building was built, there were no stormwater management guidelines as they exist today. Therefore, the stormwater flows and drains to a low spot at one end of the parking lot. They recently conducted test pits and will create a design for the best stormwater management solution. The stormwater management will be submitted with the complete plan set. Mr. Corsillo expressed concern about clearing the existing trees. Mr. McCarty reiterated that the existing trees do have a full canopy, but the lower portion of the trees is bare. Visually, at ground level, there is no buffer to the residential neighborhood. For this reason, they are proposing a berm and new evergreen trees as a buffer. Mr. Corsillo suggested a neutral exterior Planning Board Meeting Minutes 04-09-25 Page 2 of 5 wall color to minimize visual impact on the abutters. Mr. McCarty confirmed the color would be a neutral earth tone. Public Continent — there were no comments. Ms. Raposa said that the proposal is for a modest addition. She asked the board if there is an existing drainage issue, would they expect the modification for a new site plan to remedy the existing drainage issue. The Board responded that if there is a current site issue, it needs to be remedied with the support of the Town Engineer, Mr. McCarty said that they will work with the Town Engineer to design the best solution that fits the parameters of the site. Motion by Mr. Cerretani and seconded by Mr. McClanahan to continue the hearing for 110 Forbes Boulevard to April 23, 2025, at 7:30 pm. Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES Regarding the application of Rich Horner and Nikki Ribeiro for a Special Permit and Site Plan Approval pursuant to Bylaw Sections 230-5.5, 230-5.3, 230-33.13, and 230-3.1.13 at 600 S. Main Street for the Adaptive Reuse of Historic Structures to create a resort -style kennel/dog daycare/boarding facility under the name Stone Dog Irm. The project site is owned by The Six Hundred South Main Street Realty Trust, Mary Bai Power of Atty. and is shown on Assessor's Map 036, Lot 011 within the Residential 2 (R2) zone. Present for the continued public hearing were: Attorney Michael Spillane representing the applicants, Rich Homer and Nikki Ribeiro (virtual), the Applicants, and Craig Cygawnoski of RIM Engineering. Attorney Spillane noted that the revised plans, to include the residential driveway, have not been completed. Once completed, they will be submitted for the Board's review. He noted that Mr. Cygawnoski is working with the Town Engineer for the stormwater management plan. Mr. Homer said that their goal is to open within a year. They will be moving out of the Norton location to this new site. Ms. Raposa reviewed the additional special permit conditions for the following items: I. The site to be owner -occupied 2. The number of dogs allowed based on a scheme, with a five-year cap, for dog expansion while working with the dog officer 3. Overnight boarding 4. Charitable events 5. Final Drainage Plan review and submission prior to opening Planning Board Meeting Minutes 04-09-25 Purge 3 of 5 Mr. Cerretani asked if the number of allowed dogs is based on the building size. Mr. Homer responded that they are working with the dog officer for dog limits and will need to comply with 011ie's Law once that comes into effect in 2026. Ms, Raposa noted that if the dog cap is met at the five-year mark, the applicant would be allowed to return to the Board to request a formal modification to increase the number of dogs allowed. Public Comments — there were no comments Motion by Mr. Feck and seconded by Mr. Turnbull to close the public hearing. Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES Motion by Mr. Feck and seconded by Mr. McClanahan to approve the special permit application for the proposed adaptive reuse of a historic building for the Stone Dog Inn with the conditions as discussed. Deliberation Mr. McClanahan expressed that the proposal is a great opportunity to create a dog kennel. He felt that the applicants would do a great job with the site reuse. Mr. McClanahan voted in favor. Mr. Corsillo said the adaptive reuse is in line with the original use, as it is still being used for animals. The applicants have shown a good business model that would be a great addition to the Town. Mr. Corsillo voted in favor. Mr. Cerretani agreed with the Board members and felt that it would be a good project for the property. He expressed that the property is beautiful and he was pleased that the property would not be developed as condos or housing. He was also pleased that the existing building would be reused and refurbished. Mr. Cerretani voted in favor. Ms. Friedman agreed that the project is a good adaptive reuse of the buildings and property. She was pleased that farming would remain at the property. Ms. Friedman voted in favor. Mr. Turnbull expressed that the proposal is a great model for the adaptive reuse of the property for dogs and agriculture. Mr. Turnbull voted in favor. Mr. Feck stated that he felt that the benefits outweigh the detriments. It is a great reuse of the property and in keeping with the history of the property. Mr. Feck voted in favor. Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES b; Ongoing 1'lanaing Board Discussions Ms. Raposa said that a bylaw amendment packet will be provided to the Board in May. She proposed summer working sessions to prepare the articles before the fall Special Town Meeting. Planning Board Meeting Minutes 04-09-25 Pape 4 of 5 Camoin Associates will be at the April 23`d meeting for the District Improvement public information session. The DPW passed a traffic calming policy for the Town, which is part of the implementation of the Master Plan, Ms. Raposa noted that a Board member would be required to do the Planning Report at Town Meeting. Mr. Cerretani volunteered. VHB had submitted TOD updates for their continued consulting work. They plan to hold a public forum for the parking garage component in the fall. That session would determine if the garage is feasible. The next TOD session, with the landowners, will take place on April 28"i. '7: Corresponlerice and Genert►l Business Meeline Minutes for March 26, 2025 Motion by Mr. Feck and seconded by Mr. McClanahan to approve the minutes. Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES �8. A,djoiirai►nent;�r;.,° Motion by Mr. Turnbull and seconded by Mr. Corsillo to adjourn at 9:45 pm Six (6) in favor, Zero (0) opposed, Zero (0) abstained PASSES The date of the Next Planning Board Meeting is April 23, 2025, at 7: 00 p. ran. Cle !c Date of Approkal ZL 1. Sarah Raposa, Director of Planning and Development meeting memo dated 4/9/25 2, Meeting Notice Agenda for 04/9/25 3. Immes Associates public workshop presentation 4. 110 Forbes Blvd. Application and supporting documents 5. 600 S. Main St. Application and supporting documents 6. Draft Meeting Minutes for March 26, 2025 Planning Board Meeting Minutes 04-09-25 Page 5 of 5