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Home My WebLink AboutZBA0 4/15/2025Town of Mansfield ti'(3''�d CLERKS OFp Board ofA�i_ieals 2025 JU14 18 A O. Ob Meeting Minutes ic.�z r_ April 1s,2025;~if��`+� I�.L Meeting Held in Person in Meeting Room 3A/B and Virtually Using GoToWebinar Platform Present: Darlene Pruitt, Chair; Matthew List, Clerk; Edward Valanzola; Ryan Maxwell; Eric Correira; John McGarry, Associate Member Sarah Raposa, Director of Planning and Development Paula Perry, Administrative Assistant Darlene Pruitt, Chair, read the introductory recording information notice into the record. Public Hearing regarding the application of Future Foam, Inc. for modification of a Finding from Zoning Bylaw Section 230-4.2(B) Minimum Open Space, Plan Change, within the scope of the existing decision dated December 31, 2024, to add loading doors and modify the driveway configuration. The Property is owned by Future Foam, Inc. and located at 47 Maple Street; Assessor's Map/Parcel 030/037 in the Industrial 2 (I2) Zone. Karla Chaffee, an Attorney from Nixon Peabody, and Brian French, Manager of Future Foam, came to the podium. Ms. Chaffee stated that they were before the board in December with a request to modify an existing Finding that was granted in 2015. At the December hearing, they requested a new driveway for tractor -trailer trucks to back into the front of the property with a new loading door. This change was requested for safety and efficiency. At the last hearing, there was a robust discussion about the impact on the neighbors. As a result, Mr. French requested a new plan addressing the neighbors' concerns. There will be more vegetation blocking the building from the neighbors, reducing concerns with noise and lights from idling and backing up. Mr. Bill Buckley from Bay Colony Group presented the plan to the Board. He pointed out the new entrance, which will utilize the existing curb cut so that trucks can come in, back into space, and then pull out with minimal impact to the neighbors. Mr. Valanzola asked what the border was between Maple Street and the new asphalt. Mr. Buckley said it was town property. It is grassy, and will have a line of Arborvites added to this area to create a buffer. ZBA Meeting Minutes 4/15/25 Page 1 of 4 Mr. Maxwell said that he liked the plan and that it is an improvement over the last one. Mr. Maxwell asked Ms. Raposa if the Planning Board would weigh in on this. Ms. Raposa said that there will be administrative site plan approval on this, where the town engineer will review the plans. Mr. List asked if the plan had been reviewed with the neighbors. Ms. Chaffee said that Mr. Thomsen, the neighbor who had spoken at the last hearing, had seen the plans. Mr. Thomsen came to the podium and stated that Mr. French reached out to him and shared the revisions. Mr. Thomsen was pleased with the new plans that will mitigate lights shining on his home. He has no objections to the new plan. Ms. Pruitt and Mr. List said that it is a very good improvement. Motion: Move that the ZBA approve the plan change for Future Foam, Inc., located at 47 Maple Street. By Matthew List Seconded by Ran Maxwell Mr. Valanzola said that he would like to add a condition that the Arborvitae would be maintained and replaced in perpetuity by the current and Future owners of 47 Maple Street. Ms. Raposa said that it is not typical to put a condition on a Finding, but the Board agreed that it would be a good idea in this case. There was a vote to modify the motion with this condition added. The modification of the motion was voted on and passed. New Motion: Move that the ZBA approve the plan change for Future Foam, Inc., located at 47 Maple Street, with the condition that the row of Arborvitae be maintained in perpetuity. By Matthew List Seconded by R an Maxwell Vote: (Aye) (Nay) 5 (Abstain) PASSED Regarding the application of Jared Bancroft and Stephanie Schafer for a Finding or a Variance from Section 230-4.2(A) for a rear setback of 17.6 feet where 40 feet is required. The Property is owned by Jared Bancroft and Stephanie Schafer and is located at 12 Megans Way; Assessor's Map/Parcel 003/284 in the Residential 1 (RI) Zone Ms. Raposa clarified for the Board that the original application came in as a Variance, but added the possibility of a Finding to the legal ad because she felt that the Board could approve the application as a Finding because the home already has a pre-existing non -conformity for the rear setback from the sunroof and existing deck at 33.5' at the rear property line. . ZBA Meeting Minutes 4/15/25 Page 2 of 4 Mr. Bancroft said they are trying to put an addition on the home at 12 Megans Way. The lot is oddly shaped (triangular). It was difficult to find another place to put the addition. Mr. Bancroft said the primary reason for the addition is that they have a disabled daughter who cannot go up/down stairs. She will live with them forever. Mr. List asked if they had attempted to find another spot for the addition. Mr. Bancroft said that they had, but they couldn't make it work. Mr. List asked if they were on septic or sewer. Mr. Bancroft said that they were on septic, and the septic was on the opposite side of the yard from the proposed addition. Mr. List asked when the house was built, as that might explain the size of the lot. Mr. Bancroft said it was built in the mid-90s. The proposed addition is further into the setback, but if it were decided that it was not more detrimental to the neighborhood, the Finding would apply. Mr. Valanzola said it would pass as a Variance as the lot is oddly shaped and as a Finding for the reasons Ms. Raposa stated. Mr. List said he thought it made sense as a Finding. Ms. Pruitt asked if it was advertised as both a Variance and a Finding. It was, so the Board could decide either. Motion: Move that the ZBA finds that the proposed alteration of the preexisting nonconforming rear setback is not substantially more detrimental to the neighborhood than the existing nonconforming residential structure and that such alteration as presented does not create a new noncompliance with any other requirement of the Town of Mansfield Zoning Bylaw. By Matthew List Seconded by Ryan Maxwell Vote: (Aye) 5(Nay) (Abstain) PASSED Ms. Raposa reminded the Board of the previous discussion about the Plan contents for the ZBA Application. Mr. Maxwell had sent a checklist from the town of Walpole and Ms. Raposa asked for feedback on this checklist. Mr. Maxwell suggested that there be something about easements on the form. Mr. Valanzola suggested that under "Owner's Signature" and "Applicant's Signature", we should add a line that says "Owners Authorization for Applicant to Proceed". He said Ms. Raposa could find the language in the Norton application, and that lie would send it to her. Ms. Raposa clarified that the only part of the Walpole form being used for comparison was Section 2. There was some discussion about the current application, and that applicants don't always provide sufficient information re: hardships, lot coverage, etc. Mr. Maxwell asked if there was anything from Zoning being presented at the upcoming Town Meeting. ZBA Meeting Minutes 4/15/25 Page 3 of 4 Ms. Raposa said that there were two citizen petitions being presented: West St and 140 (not recommended by Planning Board) and another parcel on School St and Plymouth St (recommended by Planning Board 5/1) Motion: To approve the minutes of February 25, 2025 By Matthew List Seconded by Eric Correira Vote: (Aye) __A_(Nay) Motion: To adjourn at 7:53 pm. (Abstain) I PASSED By Ryan Maxwell_ __ Seconded by Matthew List Vote: (Aye) ____I_(Nay) (Abstain) PASSED The next Zoning Board of Appeals Meeting will be on Allay 20, 2025 at 7: 00 p.m. 'Matthew List, Clerk Date of Approval Documents Submitted for the Meetin¢ ZBA App Update with Rules and Regulations Document 4-15-25 Walpole ZBA Checklist Minutes from the February 25, 2025 Meeting ZBA 4-15-25 Mtg Memo -SR DRAFT 3-21-25 ZBA Meeting Notice -Agenda TC 3-19-25 ZBA Min 2-25-25 Draft - SR ZBA Pending Business List 4-15-25 2025-03-18 Future Foam Inc. Application for Acceptance of Plan Change 4902-7035-3704 v.l 47 Maple Street, Recorded not Registered Land PDF 14-0178-ZBA3_Rendered PDF Megans Way, 12 (V) Application ZBA Meeting Minutes 4/15/25 Page 4 of 4