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HomeMy WebLinkAboutPlanning 05/24/2025QQ��NC, Jl f q _ 991F�A5 A��Shp1 _C rE i V EDnP i015 0, 12 P 12: 21 l�Ieeh}i` ll unites May 14, 024 Town of Mansfield 6 Pai k Row, Maiufrekl, MA 02048 Meeting Held in Person in Meeting Room 3A/B Planning Board Present: Sharon Friedman, Chair; James Turnbull, Clerk; Joseph Cerretani; Mark Corsillo; and Sreelatha Allam, Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Ralph Penney and Michael McClanahan 1 Plannnig Board Meeting Galled #o 4►•der at 7,00 PJn The Board received Mr. Feck's resignation letter after being elected to the Select Board. Ms. Friedman, Clerk, called the meeting to order and read the introductory remarks for video recording. Reorganization of the Board Open nominations for the Chair Motion by Mr. Corsillo and seconded by Mr. Turnbull to nominate Ms. Friedman. Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES Open Nominations for the Clerk Motion by Mr. Corsillo and seconded by Mr. Cerretani to nominate Mr. Turnbull. Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES 2, 7 00 pm Iimes Associates MDIDowntown Design Draft Presentation and Guidelines Supriya Keller of Innes Associates was present. Martha O'Connell of the Downtown Committee and Mansfield Beautiful attended as a guest. Will Ruiz of the Industrial Development Commission (IDC) attended as a guest. Ms. Keller presented the Downtown Design Draft and Guidelines. The project tasks began on March 12°i with a site walk, followed by a technical analysis and recommendations. The Design Charrette was presented at the April 4°i Planning Board meeting. The final presentation and guidelines will be on June I If". Planning Board Meeting Minutes M 14 LS Pege X of 8 Ms. Keller stated that the purpose of the plan is to align with the future aspirations of the Town and the Master Plan vision for downtown. The design guidelines are meant to grow and change with the Town over time. The presentation included: • Contextual Overview • What are design guidelines? o The guidelines are to help Mansfield downtown grow in a way that feels true to its character. These are not rules, but advisory suggestions. • Why do we need them? o Because change is happening, and it is important that the changes add to what people already love about downtown Mansfield. There is an opportunity to shape the downtown in ways that strengthen the Town's identity, support local businesses, and create a more welcoming place for all. • Design Principles o Celebrate local identity through contextual design. o Prioritize walkability and the public realm as the heart of downtown. o Build for long-term resilience and inclusion. • Historical Context and Materiality o Downtown buildings reflect architectural styles and materials typical of New England's small-town development from the 18"' through the early 201h centuries. o Over time, the downtown became more commercially active, and building materials evolved to match aesthetic aspirations and practical needs. • Building Massing and Form o This refers to the overall shape, size, and arrangement of a structure's volume on a site. o Thoughtful variation in form can reduce visual bulk, improve the pedestrian experience, and ensure that new development fits comfortably within a neighborhood's character. • Streetscape Design and Public Space o This shapes how people experience a place through walking, social connection, and neighborhood identity. Well -designed elements like sidewalks, lighting, and gathering areas create a safe, welcoming public interface. • Public Art o Brings personality to a place, it could mark history, celebrate local culture, or add color and texture. • Signage and Wayfinding o Helps people navigate places easily with clear, consistent signs that enhance safety, accessibility, and overall user experience. • Economic and Social Vitality o Refers to the energy, diversity, and resilience that make a downtown feel alive and welcoming. • Implementation and Use o The Design Guidelines would be a reference tool for the Mansfield Planning Board, Zoning Board of Appeals, and other reviewing bodies during the development review process. Planning Board Meeting Minutes 05-14-25 Page 2 of 8 Ms, Keller noted that feedback will be incorporated in the final presentation and guidelines at the June 11 "Planning Board meeting. Mr. Cerretani asked if Innes identified a Town theme for cohesiveness. Ms. Keller replied that the general sentiment throughout the survey and in the design charrette was that people like what is happening downtown and would like it to be continued. There were some comments regarding the materiality, which will be addressed in the final design guidelines. Mr. Cerretani asked if a mechanism could be used to create cohesiveness when downtown improvements are being made. Ms. Keller responded that information can be generated on which materials would be more acceptable and which to avoid. Using similar materials as used on historic buildings could set the design direction and strike a cohesive balance that works. Ms. Friedman noted the importance of having town entities work together on concepts that reflect survey responses. Mr. Corsillo asked if downtown facade grants could be used to create guidelines. Mr. Ruiz replied that there are no guidelines currently in place, and it would be up to the State, which is the source of the grants, and that could impede the Town from implementing guidelines. Mr. Turnbull said that incentives using the guidelines could be something to consider. Ms. Allam asked if there were guidelines for lighting. Ms. Keller said that the streetscape section notes the lighting requirements. Ms. Keller said she would submit the updated guidelines the week before the June 11 "' meeting so that the Board can review and provide comments. Ms. O'Connell noted that she lives downtown and expressed excitement about the work being done. She asked if a consistent color palette could be incorporated. She suggested adding more places to rest (benches) and aesthetic spaces to the downtown areas. Ms. Keller said they could add a color palette to the final package and an element palette for new project ideas for consistency, Mr. Turnbull referenced comments from eharette participants who would like to incorporate connectivity through downtown and into North Common, 3. 7:30m Scenic Road— 996 Vest Sfi�eet Regarding the application of Timothy Cahill for a Scenic Road in accordance with the provisions of Chapter 40, Section 15C of the Massachusetts General Laws and Chapter 20, Scenic Roads, of the Town of Mansfield General By -Laws for the property located at 996 West Street to remove approximately 48 feet of rock wall along the property line to improve sight lines and safety. Motion by Mr. Cerretani and seconded by Mr. Corsillo to continue the hearing until May 28, 2025, at 7:45 pm. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES Planning Board Meeting Minutes 05-14-25 Page 3 of 8 4. Correspondence and General Business Meeting Minutes Minutes - April 9, 2025 Motion by Mr. Cerretani and seconded by Mr. Turnbull to approve the minutes. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES Minutes - April 23, 2025 — Moved to the May 28, 2025 meeting Set Planning Board Sun naer Schedule After a brief discussion, the following motion was made. Motion by Mr. Corsillo and seconded by Mr. Cerretani to cancel the July 11, 2025, and the August 13, 2025, Planning Board meetings. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES 5 , 7:45 pm C6NTINUBD Public Hearing —110 Forbes Blvd, 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 located at the rear of the existing building as warehousing and reconfigure the existing parking field. The project site is owned by BGO TSG I10 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 Management were present. Mr. McCarty stated that they addressed the existing parking lot drainage problem. Since the previous meeting, they have performed additional test pits in the parking area. The tests showed a very shallow depth to groundwater, therefore, the initial plan for an underground basin would not work. They proposed an extension of the existing stormwater basin to increase the volume by about six times. They have a stormwater system for the new addition's rooftop area. The revised plans were submitted to the Town Engineer for review. Mr. McCarty then pointed out the revisions depicted on the revised plan. The Town Engineer provided a memorandum, dated May 6, 2025, stating that McCarty Engineering has addressed all outstanding comments. Mr. McCarty noted other minor changes that had been made, They called out the species of the proposed screening trees, and there will be a built-up berm for the trees to be on to create more elevation. They provided sound levels for the compactors, The new design reduces the number of parking spaces by eleven (11), but still exceeds the number required by zoning and the number required by the tenant to operate. The total limit of disturbance on the erosion control plan was added, and they added a photometric plan. Mr. McCarty said that the tenant lease has been signed and the project is ready to move forward. Mr. Cerretani expressed that he is satisfied with the revisions and the Town Engineer's approval, Planning Board Meeting Minutes 05-14-25 Page 4 of 8 Mr. Turnbull felt that the Board's outstanding conditions had been satisfied. Ms. Raposa asked if snow storage is marked on the plans. Mr. McCarty responded that it was. Ms. Raposa noted that the decision will have the usual standard conditions. She read a specific condition into the record. "All proposed evergreen planting shall be maintained in perpetuity, and that dying trees must be replaced." Motion by Mr. Cerretani and seconded by Mr. Corsillo to close the public hearing and approve the site plan for the proposed warehouse at Forbes Boulevard per the plans and conditions as discussed. Four (4) in favor, Zero (0) opposed, Zero (0) abstained. PASSES 6. Around the Table Planner's Report There was one Administrative Site Plan Approval for the Albertini Well. Ms. Raposa is working on the OneStop grant application for an economic development plan and parkway funding. She submitted a grant application to the Mass Office of Disabilities for $250,000 to address action items from the ADA self -evaluation and transition plan. She is working with the Council on Aging for the age -friendly communities initiative to kick off a community survey for a community needs assessment. They will then start creating the action plan at the end of this year and into the next year. A Hazard Mitigation Plan open house, with a presentation, will be held on June I Vh at 1:00 pm at the Council on Aging. The State 3A Zoning Compliance letter is still pending due to landlocked parcels. Town Council and the Executive Office of Housing and Livable Communities (EOHLC) are working on it. 7:'8:Q0 pm 6S SpringStreQt"� Site Plan Project Change Notice : . Jim Lazzara, owner, was present. He stated that the new building's original approval was for 12 units with two affordable units to comply with the affordable housing requirements. He said that he had to reduce the number of units to nine, which reduced the affordable units to one for that building. He was before the Board for approval to make that change before sending his information to the State for approval. Ms. Raposa said that the request to reduce the number of units follows the metrics outlined in the bylaw. Mr. Cerretani asked why the number of units was reduced. Mr. Lazzara said there were design issues on the fourth -floor level, and the needed design changes would have added significant cost. Planning Board Meeting Minutes 05-L4-25 Page 5 of 8 Motion by Mr. Corsillo and seconded by Mr. Cerretani that the Planning Board determine the requested project change for 68 Spring Street to be a minor modification to the approved Site Plan under Mansfield Zoning Bylaw 230.5.3 and approve the reduction in units under Bylaw 230-6. Four (4) in favor, Zero (0) opposed, Zero (0) abstained. PASSES 8.800 pm 1625 West 'Street - Alber'tini Water PFAS Clearinghouse. Regarding the application of Brion Wynn of Weston & Sampson to construct a new 3,522 SF stand-alone PFAS treatment building at the West Street Site. The project site is located at 1625 — 1675 West Street and is fed by five onsite wells and one at 311 Plain Street. Mike Ahern, Operations Manager, was present. Mr. Ahern stated that this is the final of four projects presented to the Planning Board for water treatment plant upgrades and the well infrastructure. After this final project, all the Town wells will be PFAS treatment compliant. The West Street project consists of a new 3,522 SF PFAS building, new replacement of well #4, electrical and building improvements, green sand changeout, well and pump upgrades, and chemical system improvements. The 311 Plain Street project consists of demolition of the small I I x 17 building, installation of new well pumps and motors, installation of underground utilities, installation of new electrical switchgear, and a generator. The utilities work will also include a new fiber optic network. Mr. Ahern requested that the Board consider a positive recommendation as the Town's Municipal Clearinghouse. Ms. Friedman asked if they had received any public comments on the project. Mr. Ahern said he has not received public comments. Mr. Corsillo noted that he has heard public comments that people are pleased with the Town's efforts to treat PFAS. Ms. Raposa noted that she had provided a draft recommendation letter to the Board. After the discussion, Ms. Raposa said she would supplement the letter with the Board's gratitude for the Town's progress and initiative in this process. Motion by Mr. Corsillo and seconded by Mr. Cerretani that the Planning Board respectfully transmit the report to the Select Board and the Town Manager in ftilfillment of its responsibilities as the Town's municipal project review clearinghouse. Four (4) in favor, Zero (0) opposed, Zero (0) abstained. PASSES Planning Board Meeting Minutes 05-'1.4-25 Pape 6 of 8 9. ongoing Planning Board Discussions Parkway/Transit Oriented Development The Town is working through the MassDOT funding. The project committee will meet on May 28th. The landowners and project committee met to discuss the forthcoming land development agreement. Ms. Friedman inquired if there would be an endpoint to the funding. Ms. Raposa replied no because the Town is looking at the TIP (Transportation Improvement Plan), which looks five years out. The parkway is at least three years out as it will be in conjunction with the State's phase two of the Route 106 project. They are working on getting MassDOT to take over the parkway project with grant funding. Mr. Corsillo asked if there would be temporary parking during parkway construction. Ms. Raposa said that temporary parking has been included in the parkway discussions. A brief discussion ensued for grant funding, town match, and bonding. Mr. Corsillo suggested that the State Representatives could be included to assist with acquiring parkway finding. Zoning Bylarn Amendments The workshop will take place at the June 281i Planning Board meeting. Ms. Raposa will have a packet available to the Board to discuss approximately 15-16 articles. Ms. Raposa said that our legislative delegation, at various levels, seeks to sponsor projects. Planning Board Policies and Procedures - Plaeeholder for future discussion. 10. 8:00 pm 50 Hope Street Approval Not, Required (ANR) Plan The site, located at Assessor Plat 024, Lot 127, is owned by The Mahoney Family Living Trust. Ms. Raposa recommended endorsement of the plan. Motion by Mr. Corsillo and seconded by Mr. Turnbull to endorse the Approval Not Required plan at 50 Hope Street. Four (4) in favor, Zero (0) opposed, Zero (0) abstained. PASSES 1 rou 4 tlr Ti lile -'Continued The Board congratulated Mr. Feck on his elected position on the Select Board. They thanked Mr. Feck for his 13 years of service on the Planning Board. They expressed that he has done many great things for the Town and will continue to do so with the Select Board, Ms. Raposa noted that Mr. Feck is still committed to working with the Planning Board on OR and 40Y conversations. Planning; hoard Meeting Minutes 05-14-25 Pa){e 7 of 8 Ms. Friedman noted that the Draft Open Space and Recreation Plan is available for review and encouraged everyone to review it. 12. Adjournment Motion by Mr. Corsillo and seconded by Mr, Cerretani to adjourn at 8:32 pm Five (5) in favor, Zero (0) opposed, Zero (0) abstained PASSES The dale of the Neat Planning Board Meeting is May 28, 2025, at 7:00 p.m. JA4es Turnbull, Clerk Date of Approval Documents Presented for the Meeting 1. Sarah Raposa, Director of Planning and Development, memo dated May 14, 2025 2. Meeting Notice Agenda —Amend 2 for May 14, 2025 3. Innis Associates MDI Downtown Design Draft Presentation and Guidelines 4. 996 West Street application and request for continuance to May 28, 2025 5. 110 Forbes Blvd. Application with supporting documents a. Mr. Penney Missed Meeting Statement b. Site Plans Revised dated April 29, 2025 c. Revisions Narrative dated April 29, 2025 d. Drainage Report Revised April 24, 2025 e. Town Engineer Comment dated May 6, 2025 6. 68 Spring St. Delphic Assoc. LLC Site Plan Project Change Notice dated April 10, 2025 7. 1625 West St. Albertini PFAS a. Application with supporting documents b. Assessor Comment dated April 17, 2025 c. MMED Comment dated April 23, 2025 d. Stamped Revised Plan dated May 14, 2025 e. Certificate of Action Administrative Site Plan Approval dated April 29, 2025 8. Draft Meeting Minutes for April 9, 2025, and April 23, 2025 Planning Board Meeting Minutes 0.5-14-25 Page 8 of 8