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HomeMy WebLinkAboutPlanning 04/23/2025� ;� f'Mansfleld ap C! r a�� P 6 Park Iiauw, ,Hans fzeld, ALA 02048 RS A1025 JUN 2b A 8: 4hanning Board 4 ' A9jF�O�`'�p MeetingMinu6" April 23, 292* 9 Meeting Held in Person in Meeting Room 3A/B Present: Joseph Cerretani, Acting Chair; Sharon Friedman, Clerk; Ralph Penney; Mark Corsillo Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Michael Feck, Chair; Michael McClanahan; James Turnbull and Sreelatlna Allam, Associate Ms. Raposa noted that because the Planning Board did not have a quorum to open the meeting at 7:00 pm, the public information session would take place first. The Planning Board meeting would officially open once there was a quorum. Ms. Raposa explained that this would be the first of two public sessions to explain what a DIF is and how it works. Mansfield has been planning for smart, walkable mixed -use development around the Transit Oriented Development (TOD) area of the commuter rail station. Turning the vision into reality requires public investment in infrastructure, roads, sidewalks, drainage, lighting, and public spaces that support private development and improve the area for everyone. DIF is a tool that allows communities to capture some of the new tax revenue created by firture development and invest it back into the district without impacting taxpayers. DIF has been successful in cities and towns across Massachusetts. Mansfield is exploring how a DIF could work here. Camoin then began their presentation to explain the DIF and how it could support key projects in the TOD area. Session one feedback would provide structure in priorities for a potential DIF district. Present remotely for the session were: Michelle Black, Jim Damicis, and John Walker of Camoin Associates Alejandro Lopez and Amanda Newmiller of Mass Development Ms. Newiniller reiterated that a DIF is a collaboration with the municipality and local stakeholders to address site -specific and district -wide economic development challenges. Planning Board Meeting Minutes 04-23-25 Page 1 of 6 Mr. Damieis noted that the Town and Mass Development have been great to work with. He introduced the consulting team and then began the presentation as follows: Agenda What is District Improvement Financing? o A tool that enables a community to use tax revenue from new private investment to pay for public investments that will catalyze further economic development o Not a new tax or a special assessment on top of the existing property tax o A finding stream for public projects o Allows public projects to have a purpose by planning for private investment spurred by the public projects o Fits with community development rules and priorities o Can be paired with other types of funding • What DIF does o Establishes the original assessed value of the district o Measures new growth each year and the cumulative increases, or tax increment o Calculates and captures revenues from the tax increment • Mechanics of DIF o Identifies a district and public projects and estimated costs o Estimates revenues from increased assessed values from new private investment o Makes policy choices on revenue capture, capital plan, and duration of the district o Is adopted through local process (legislative body) o Is managed over time; identify, collect, and spend revenues, complete public projects Key DIF Terms o Development District o Development Program o New Growth o Tax Increment Revenue tl1r. Penney arrived at 7: 25 pm DIF captures all or part of the tax revenue derived from the incremental assessed valuation of new development activity. Types of hnvestment (eligible public project costs) —finds could be used for capital and workforce investment, land acquisition and leasing, site improvements or remediation, improving ground field site, new construction, and infrastructure. The fiords could also be used for soft costs, such as administrative expenses. Massachusetts communities have used DIF for revitalizing downtowns, supporting long- term infrastructure plans, returning under/unused property to taxable use, and encouraging a community -desired mix of business, housing, and recreation. Ms. Raposa explained the DIF District boundaries. The team previously walked the district around the selected downtown area, which serves as an economic ecosystem. Planning Board Meeting Minutes 04-23-25 Page 2 of 6 Mr. Damicis said that the public benefits meant to improve the community's business and economic environment, most commonly based on infrastructure. The DIF project is in the planning stage. The next step is the approval process, followed by implementation and monitoring. The next steps for Mansfield • Buildout scenario • Revenue and expense analysis • DIF master plan • Public Information Session #2 — May 28, 2025 • Legislative meeting Mr. Cerretani suggested that the Planning Board meeting be officially opened as Mr. Penney had arrived during the presentation. Motion by Mr. Penney and seconded by Ms. Friedman to nominate Mr. Cerretani as acting chair for the meeting. Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES Mr. Cerretani called the meeting to order and read the introductory remarks regarding video recording. The Camoin Associates District Improvement Financing (DIF) discussion continued. Ms. Friedman asked if the DIF-designated area would become an overlay district. Ms. Raposa replied that the DIF is not zoning; it merely defines the boundaries of areas intended for new development. Ms. Friedman inquired about the potential for new growth in the outlined area, which is already congested. Mr. Damicis responded that there are economic and development opportunities being discussed parcel by parcel with the Town staff. Parking lots could be developed, and some industrial parcels may be eligible for redevelopment. The Town aims to achieve the most logical, highest, and best use of economic potential. Ms. Raposa noted that this may not serve as an incentive for everyone. Incentives around the train station could be supplemented by general improvements that will occur regardless. While there wouldn't be an incentive around the parks, there would be around the TOD downtown area. Future growth is anticipated, and that would generate income. However, without infrastructure improvements, there would be no growth or income in the TOD area. Mr. Corsillo expressed concern about the potential tax override and its implications in the coming years. The tax revenue is not increasing as rapidly as the Town's expenses, such as healthcare. Ms. Raposa noted that fiiture revenue will not be possible without infrastructure improvements. Planning Board Meeting Minutes 04-23-25 Page 3 of 6 Mr. Cerretani asked what the determining factor would be for the termination of the DIF Rinds, which typically last for 20 to 30 years. Mr. Damicis replied that termination is determined by what the Town aims to achieve. The DIF is based on the level of public expenditures, such as infrastructure, that are being supported and the years required to support and pay it back. Mr. Cerretani suggested that it would be smart to choose a district that the Town knows would be expanding within the next 20 to 30 years, and adjacent areas that would benefit from it. He expressed concern that the current suggested DIF district is too large. Mr. Damicis noted that the area should not be the whole town, but large enough to capture both public projects and those that might directly benefit from their taxes. If the project creates transit improvements, the improvements would serve local businesses and commuters. Ms. Raposa noted that the maximurn allowed area for the provision is 25% of the Town. The proposed district would be 10.5% of Mansfield's land area. Mr. Cerretani suggested that the Town should be smart about what is fimded. A brief discussion ensued regarding types of infrastructure that could be paid for with the DIF funds. Mr. Damicis said they will provide more data at the next session to help with decisions on which areas to include in the DIF. Many statewide projects have been successtal with DIF programs. Ms. Raposa mentioned that she is part of a Town working group consisting of the Town Manager, Assistant Town Manager, DPW Director, and Chief Assessor who meet with the Cannoin team bi-weekly. The next Comoin public session will be on May 28"i. 3 �;3U�m�28QS�7icrQlr�SreefS�ixtel(rd+�QAe�tgn;�o�tevt- -H Mansfield Crossing Special Permit Modification is not required because the square footage prescribed in the 2005 Special Permit is not changing. Charlie O'Brien of WS Development attended remotely. He noted that the Mansfield Crossing Special Permit requires Board review for any changes. The site location is Suite I-100. He said that they are seeking to subdivide the space to create two spaces to meet the current retail needs. He explained the minor changes to the front facade to incorporate two new store entrances, which will flow into the existing structure facade. The changes will maintain the existing character of the building. Once they confirm the new tenants, more detailed floor plans will be submitted for the permitting. The rear loading dock will not change. Ms. Raposa noted that these changes do not require a modification of the special permit. The language of the special permit only articulates the total amount of square footage of retail space, not the individual spaces. The reallocation of parking spaces and additional crosswalks did not rise to the threshold for a modification or administrative review. Ms. Raposa noted that approval would only require a simple letter since it is not a modification to the special permit. Motion by Ms. Friedman and seconded by Mr. Corsillo to approve the proposed facade and storefront enhancements at Mansfield Crossing Building 1, Suite 100. Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES Planning Board Meeting Minutes 04-23-25 Page 4 of 6 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 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 previously submitted a written request to continue the hearing to May 14th. Motion by Mr. Penney and seconded by Ms. Friedman to continue the hearing for 110 Forbes Boulevard to May 14, 2025, at 7:45 pm. Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES Ms. Raposa noted a VHB response to the Planning Board forum. A Stakeholder meeting is scheduled for April 28"i. VHB's subcontractor has identified a parkway pedestrian crossing issue, which will be addressed. CSX will be reviewing the parkway design. MassDOT and the engineering team are collaborating on rail yard improvements. Ms. Raposa is also working on a OneStop grant for the parkway project. Ms. Raposa reviewed the sunnier meeting schedule, which will be confirmed at the next meeting. In June, there will be one regular meeting and one meeting to focus on bylaw amendments to prepare for the Fall Town Meeting. Opew Space and Recreation Plan letter o &y2 ort The letter was read into the record. Motion by Ms. Friedman and seconded by Mr. Corsillo to approve the letter of support. Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES 2025-2026 SRPEDD Commission Member Appointment The Board nominated Brendan Roche to continue as their SRPEDD representative. Motion by Mr. Penney and seconded by Ms. Friedman to appoint Mr. Roche as the Planning Board 2025-2026 SRPEDD Commission Member. Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES Meeting Minutes for April 9 2025 - Postponed to the next meeting. Planning Board Meeting Minutes 04-23-25 Page 5 of 6 Ms. Raposa noted that Mr. Cerretani and Mr. Feck will present the Planning report at Town Meeting. Ms. Friedman expressed that the Open Space Plan is a robust plan for the Town. She encouraged people to review the plan and submit any comments to the Open Space Committee. Mr. Corsillo asked if written decisions, which require Board signatures, could be signed electronically. Ms. McGill responded that the registry requires inked signatures. Ms. Raposa said the Board could amend their decision signing process to allow the chair to sign the decision. This would alleviate members having to come to the office in person to sign. Mr. Cerretani did not think that would be a good idea. Ms. Raposa said that a Board member could always reach out if any special accommodations need to be made. 8, Adjournment Motion by Mr. Penney and seconded by Ms. Friedman to adjourn at 8:54 pm Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES The dale of the Next Planning Board Ifeeling is Alay 14, 2025, at 7: 00 p.m. Sig a ur a Clerk/Chair Documents Presented for the Meeting & 2-C— Date o Approval 1. Sarah Raposa, Director of Planning and Development meeting memo dated 4/23/25 2. Meeting Notice Agenda for 04/23/25 3. Camoin Associates public information session presentation 4. 280 School Street, Suite I-100 Design Review supporting documents 5. 110 Forbes Blvd. Application and supporting documents 6. Open Space and Recreation Plan Letter of Support 7. 2025-2026 SRPEDD Commission Member Appointment Form 8. Draft Meeting Minutes for April 9, 2025 Planning Board Mocling Minute; wi I I )I, P'igo 6 of 6