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HomeMy WebLinkAboutPlanning 06/11/2025Town of Mansfield A 8; la 6 Pak Row, Manf ie.ld,, jIld 02048 1a15 JtIN Zb Planning Board Meeting Mitin, tes .lone 11, 2025 Meeting Held in Person in Meeting Room 3AM Present: Sharon Friedman, Chair; James Turnbull, Clerk; Joseph Cerretani and Sreelatha Allam, Associate Sarah Raposa, Director of planning & Development Priscilla McGill, Administrative Secretary Absent: Michael McClanahan; Ralph Penney, and Mark Corsillo 1. Planning Board Meeting Called to Order at 7:00 pm Ms. Friedman called the meeting to order and read the introductory remarks for video recording. 2. 7:00 pm Town of Mansfield and Department of Public Works Municipal( Clearinghouse for the Robinson School, Additional Drop-off Lane Jayson Davis, Facilities Director, and Richard Alves, Town Engineer, were present. Mr. Alves described the details of how he created the new drop-off lane. Originally, tine bike path had been eliminated, but after reviewing public continents, he was able to redesign the drop- off lane area to retain the bike path in the design. He described that the entrances will be widened and tie into the existing parking lot. Mr. Alves said that they conducted a traffic study during the drop-off and pick-up times. The traffic counts have not changed, and the car queue was approximately 31 cars long. He then explained how he redesigned the drop-off lane and travel to the parking lot to reduce the queuing. The new design reduces the car queue to about ten cars with a five-minute turnaround, There are also some existing issues with left turns from East Street. The school department will be working with the Town to direct traffic. The traffic will be directed to use Chauncy Street, turn left onto Hope Street, and continue to the school to enter the drop-off lane. A few parking spaces were eliminated to create the new lane. Landscaping was proposed between the existing parking lot and the proposed drop-off lane. Mr. Alves said that they are seeking a letter of recommendation from the Planning Board as the Municipal Clearinghouse, to the Select Board to move forward with the plan. Mr. Cerretani asked if the traffic world decrease with the elimination of the Little Hornets Day Care program. Mr. Alves said it is not part of this drop-off area. Mr. Alves reiterated that the Planning (Board Iv oeting Uliinow" 06 11 )" P.igc .t ni 9 drop-off is between 8:30 am and 8:45 am, and the afternoon pick-up begins at 2:30 pm. The drop-off and pick-up times do not conflict with those of other schools, as their schedules are different. Mr. Alves said that four trees were removed rrom the existing lane area and two from another area. They will be planting four new trees on the site, location to be determined. The existing grass space will remain. Mr. Turnbull recommended that the solid delineation line for the bike path be changed to a "skipped" line. Mr. Alves said that the bike lane will remain in its current location. The pavement will be milled, repaved, and restriped to the new plan. Ms. Raposa thanked Mr. Alves for reacting quickly to the public comment regarding the original plan for the removal of the bike lane. He worked quickly to redesign the plan to keep the lane in place. Mr. Turnbull asked for consideration of the crosswalk design to taper and cross a single lane of traffic. Mr. Alves replied that it would cross one 1246ot wide lane. Ms. Raposa noted that the draft letter discusses the components of the plan and the design with Board support. The reading of the letter was waived. Motion by Mr. Cerretani and seconded by Mr. Turnbull that the Planning Board endorse the draft letter to the Select Board and Town Manager regarding the Robinson Elementary School Drop -Off Lane Improvement Project, as prepared under the Board's Municipal Clearinghouse responsibilities. The letter summarizes the Board's review of the plan prepared by the Town Engineer dated June 9, 2025, and affirms its compliance with applicable standards and alignment with school safety and circulation goals. Further, I move that the Chair be authorized to sign and transmit the letter on behalf of the Board. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES 3. 7:00 pm Innes Associates MDI downtown Design FinalPresentation and Guidelines Emily Innes and Supriya Keller of Innes Associates were present. Ms. Keller noted that the Guideline is a fluid document, so that if at any point in time the Planning Board or Town feels like more sections need to be added or changes need to be incorporated into the design, those changes could be made. She continued with a brief presentation, noting minor changes from the previous document. The guidelines are organized around the following key components: • Guiding Principles Emphasize walkability, contextual design, and long-term resilience and inclusion. 11lanrd11g Board moedlq, IViinuto� 00 1 1 )" P,I c 2 of 9 • Historical Context and Materiality Encourage use of traditional, durable materials like brick, wood, and stone while discouraging faux or low -quality finishes. • Building Massing and Form Offer clear direction on height, rooflines, setbacks, window proportions, and orientation to ensure compatible infill development and an engaging street presence. • Streetscape and Public Space Design Address landscaping, bike infrastructure, lighting, trash screening, stormwater, and public furnishings to enhance the pedestrian experience. • Public Art Provide criteria for site integration, scale, local storytelling, and community engagement with support from the Mansfield Local Cultural Council. • Signage and Wayfinding Offer signage standards that respect architectural features and enhance navigation, including pedestrian -scale Signage and coordinated wayfinding systems. • Ecommnic and Social Vitality Promote active ground floors, outdoor dining, mixed -use development, programming, and accessibility to support a vibrant, inclusive downtown. • Implementation and Use Detail how Planning Board, ZBA, and Town staff can reference the guidelines during development review, grant evaluations, and pre -application meetings. Key Updates from the 2008 Brochure • Expanded Scope: Moves beyond fapade and Signage improvements to cover full site and building design. • Design Language: Introduces "Do/Don't" visuals and guidance grounded in contemporary planning and architectural best practices. • Integration with the Master Plan: Reinforces the downtown vision of walkability, mixed -use vibrancy, and placemaking. • Broader Applicability: Designed for use by developers, architects, property owners, and multiple Town boards. Once finalized, the guidelines will be made available on the Town websile and used as a reference for downtowns development proposals and future signage/fapade grant applications. While non -binding, they will serve as an important tool for shaping design outcomes that support Mansfield's long-term downtown goals. Ms. Raposa suggested that the other committees that were supportive along the way be added to the acknowledgement page. She also reiterated that the document being live and fluid allows changes along the way to keep it up to date. The Board thanked Iones Associates for their work. Plenllhgr (,o,wl nine`!in}; MirnAr i [if, 1"I Pui 1s 4, 7:30 pni CONTINUED Public Hearing - Rolling Fields Village Cluster Modification Regarding the application of Thomas P. Walsh for a modification to Rolling Fields Village Cluster Residential Special Permit per Mansfield Zoning Bylaw Section 230-5.6 to combine two parcels of land as a single lot for use as a single-family residence. The project site is owned by Thomas P. Walsh and is shown on Assessor's Map 007, Lots 126 and 23 within the R-I (Residential 1) zone. Motion by Mr. Cerretani and seconded by Mr. Turnbull that, given the lack of planning board members, the public hearing be continued to July 23, 2025, at 7:05 pm. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES 5.7:45 pm CONTINUED Public hearing - 996 West Street — Scenic Road 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 [toads, 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. Ms. Raposa noted that the applicant had a productive conversation with the DPW Director and Town Engineer. He is in the process of preparing updates for Board review and requested a continuance. Motion by Mr. Cerretani and seconded by Mr. Turnbull to continue the hearing to July 23, 2025, at 7:10 pm. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES 6, Form A Approval Not Required - Mary Avenue Map 019, Lots 161 & 163 within the Residential 3 (R3) zone - Form A Approval Not Required (ANR) that the plan shows lot(s) front on "a way in existence when the subdivision control lmv became effeclive in the city or lowrn in which the land lies, having, in the opinion of the planning board st .frcient width, suitable grades and adequate construction to provide for the needs of vehicular traffic in relation to the proposed use of the land abutting thereon or saved thereby, andfor the installation ofinunicipal services to serve such land and the buildings erected or to be erected thereon. " Perry Dimascio, applicant/owner, was present. Ms. Friedman stated that since this does not conform to an ANR or subdivision in the standard form, it will ultimately result in another form for the construction of a paper street. Mr. Dimascio said that he and his attorney had reviewed the draft decision letter, which was agreeable to him and his attorney. Ms. Raposa said that she had wanted to ensure that the proposed approval letter met the intention of a future road construction permit and was in keeping with past practice. The applicant has proposed a plan that was approved by the Town Planning Board Meeting Minutes 06 11- !) rt of 9 Engineer, showing the road construction and grade. The plan serves its proposed purpose, and Ms. Raposa drafted the letter for the Board's review. Mr. Dimascio said that the road is not intended to be a Town road and will remain private. Ms. Friedman reviewed that the Board agrees that the road will have sufficient width and suitable grades, will have municipal service connections for water, severer, and electricity, and the drainage, vegetation, and clearing limits are appropriate. There will be pre -construction coordination, erosion and sediment control, as -built plan requirements, a performance guarantee, and the final roadway improvement will be maintained as a private road. This approval reflects the Board's intent to support appropriate development while ensuring Thal roadway improvements are consistent with town standards and prolective ofpublic and environmental interests. The Planning Board expects that the approved plan will be implemented in a timely and thorough manner, consistent with applicable Town standards and requirements. Mr. Dimascio referenced a conversation with a direct abutter, who did not have an objection. Motion by Mr. Cerretani and seconded by Mr. Turnbull to approve the Mary Avenue road construction plan to access the proposed duplex with conditions as discussed. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES 7. Form A Approval Not Required — 0 Noonan Street Map 019, Lots 126 & 138 within the Residential 3 (R3) zone - Form A Approval Not Required (ANR) that the plan shows lot(s) front on "a way in existence when the subdivision control /an, became effective in the city or lorvn in rvht'ch the land lies, having, in the opinion of the planning board, sifffrcient width, suitable grades and adequate construction to provide for the needs of vehicular h gffic in relation to the proposed use gI'the land abutling thereon or served thereby, and,ior the insiallalion ofmuniciparl services to serve such land and the buildings erected or to be erected thereon. " Stanley Feck, owner, was present. He said that this is a similar situation to the Mary Avenue application. The difference is that he plans to pave the roadway to residential compound standards for two lots with a duplex on each lot. Ms. Raposa said that after the previous conversation with the Board, Mr. Feck chose to use the residential compound design standard from the Subdivision Rules and Regulations as a sample set of regulations. The residential compound design standard is a minimum standard for this type of application and would be approvable by the Board in this format. Ms. Friedman noted that there are approximately 27 paper streets in Town, and the creation of a road construction permit will enable the Board to address the issue more effectively. Ms. Friedman reviewed that (lie approval will be for an 18-116ot paved roadway, consistent with the residential compound private roadway design standards. The approval will comply with access and use, utilities, and will be maintained as a private roadway. Phmnini;Board(dieoim!!,[AinjW%Of; iI >'� 11,1<; "oc9 Mr. Feck clarified that the submission is a land court plan consisting of many small parcels shown on the plan. They will eventually have to file a land court plan combining all the lots. Ms. Raposa said that the Town Engineer reviewed and approved the plan as submitted. The utilities were not shown on the plan, but will be reviewed as part of the normal process. Mr. Turnbull expressed that he liked the roadway being 18-feet wide with gravel shoulders to help with environmentally sensitive areas. Ms. Raposa said that the conditions of approval would be the same as they were for Mary Avenue. Motion by Mr. Cerretani and seconded by Mr. Turnbull that the Planning Board approve the roadway improvement proposal for Noonan Street submitted by Christian & Feck Development Corp., as detailed in the narrative dated June 5, 2025, pursuant to MGL Chapter 41, Section 81 G. This approval is based on the Board's determination that the proposed grading, surfacing, and drainage improvements conform to the standards set forth in Section 4.1.4.4 "Residential Compound Private Roadway Design Standards" of the Mansfield Subdivision Rules and Regulations, and provide adequate access for the intended residential use. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES 8.Ongoing Planning Board Discussions Draft Road Construction Permit Ms. Raposa summarized the draft permit as submitted to the Board for review. She had also sent the draft to the DPW, Engineering, Building Department, and the Fire Department for their review and comment, Drafi Ifemo to the Selecl Board rMardi»g 40)' Developmenl At the last Board meeting, there was a positive discussion regarding a potential 40Y development on a Gilbert Street parcel. Ms. Raposa had submitted to the Board a draft memo of recommendation to the Select Board to consider whether this project aligns with the Town's housing and planning goals. Ms. Raposa said that the land owner has completed some perk tests, and the results were positive. The Board indicated that a 40Y development is a good plan for the parcel and appreciated the landowner's initiative to approach the Board for review and discussion. Ms. Raposa noted that the plan was conceptual only for discussion of a new bylaw. Planning Board Mee ino Minutes OG i 125 6 nt ti The development team is exploring two possible regulatory pathways: Creating a Starter Home Zoning Overlay District under MGL Chapter 40Y (we would call it a "Multi -Generational Zoning District") Filing a "friendly" 40B application through the Local Initiative Program (LIP) Ms. Raposa reviewed the advantages and financial incentives to the Town for a 40Y development, if adopted at a town meeting. A 40B option would require the Select Board endorsement of the application to file the comprehensive permit. This type of development is something that the Town needs, which has been discussed for many years. The Board agreed to submit a memorandum of recommendation to the Select Board to hear a similar presentation fi•om the development team to consider whether this project aligns with the Town's housing and planning goals. Drafi Ar/emo to Selecl Board and hincmce Commiovement Financing (DIF) Ms. Raposa said the memo creates a path for conversation; it does not advocate for DIP in any particular way. Mr. Cerretani expressed his understanding of DIF as future revenue that could pay for new infrastructure. A part of the tax revenue from private development is set aside and used for new infrastructure. There are no deals with private owners and the Town. The future revenue pays for infrastructure by contributing to the tax base. The Planning Board agreed to the submission of the memo to the Select Board and FinCom. Parkway/Transit Oriented Development The Town has received the project number from MassDOT for Mansfield TOD parkway construction from Route 106 to County Street. Mr. Turnbull said that the next step would be for MassDOT to assign a project manager. Ms. Raposa noted that the construction cost estimate is $23,545,000, based on the parkway, roundabout, and rail yard improvements. The design was paid for by GATRA. A brief discussion ensued about other costs for future phases. Mr. Turnbull noted that the cost estimate is based on MassDOT roadway standards. There will be conversations with the landowners regarding the land swap agreements, including the next phases. Zoning Bylaw Amendments Scheduled for review at the June 25, 2025 Planning Board meeting. A packet has been submitted to the Board for review. Planning Board Policies and Proceclures - Placeholder for future discussion. PLomninp L'oerit Ndoodnt; Mhlkjlcti 06 11 IS 7 of 9 9, Correspondence and General Business Heeling itllinutes Minutes - April 23, 2025 — moved to the .Tune 25, 2025 meeting Minutes — May 28, 2025 — moved to the June 25, 2025 meeting Minutes — May 14, 2025 - moved to the June 11, 2025 meeting Motion by Mr. Cerretani and seconded by Ms. Friedman to approve the minutes of May 14, 2025 as submitted. Four (4) in favor, Zero (0) opposed, Zero (0) abstained, PASSES 10. Any items not anticipated by the chair 48 hours before this meeting No items 11,'Around 'the table Ms. Raposa introduced Garrett Loncar, who is a summer intern working in the Planning/Zoning Department. He is a resident of Mansfield attending Virginia Tech for environmental planning. Mr. Loncar attended an informal Select Board training session before this Planning Board meeting. He said he is seeking to gain exposure to the Town's operations for planning. Ms. Friedman suggested that he review the Open Space and Recreation Plan. Ms. Raposa reviewed upcoming and current items. • She will be working with SRPEDD for the ADU guidance document and short-term rental bylaw. The Attorney General has extended their review of the ADU bylaw to July. • One Stop Grant submissions o Economic Development Plan ($100,000) o Parkway /railyard improvements ($5m) o 40R District Feasibility in 13 ($100,000) • Mass Office on Disability Grant Submissions: o Municipal Facilities Application — $43,175,00 o Water Department Application — $206,250.00 • SRPEDD Bicycle and Pedestrian Master Plan over the next two years Ms. Raposa said there is still a lingering issue with the property owners of the gym on Oakland Street. The Board had issued a letter in 2023, but there was no reply from the owners. In May of 2023, the owner created a new parking lot access from Oakland Street, which would have been a required modification of their 2005 special permit. The Board would be seeking a retroactive review for the modification. The Board agreed to issue a follow-up letter to the owner. Ms. Raposa noted that the Hazard Mitigation Plan survey is still open, which is available on the Town website and several social media outlets, with a link to the survey. Planning Board Meeting Ntinutos 06 11 25 11 of 9 A survey for the Age -Friendly Communities Needs Assessment for people of all ages in Mansfield is also available on the Town's website. Mr. Turnbull announced his resignation from the Board due to a family emergency. Fle expressed his appreciation of working on the Board and hoped to work with the Board again in the future. The Board thanked Mr. Turnbull for his knowledge and support. 11. Adjournment Motion by Mr. Turnbull and seconded by Mr. Cerretani to adjourn at 8:48 pm Four (4) in favor, Zero (0) opposed, Zero (0) abstained PASSES The dale of the Next Planning Board Nleeling is June 25, 2025, at 7: 00 p. m. Si tore ClerldChair Documents Presented for the Meeting Date of Al proval 1. Sarah Raposa, Director of Planning and Development, memo dated June 11, 2025 2. Meeting Notice Agenda for June It, 2025 3, Ines Associates MDI Downtown Design Final Presentation and Guidelines 4. Rolling Fields Village Cluster application, plans, and supporting documents 5, 996 West Street Scenic Road application and supporting documents 6. Mary Avenue Form A application and supporting documents 7. Noonan Street Form A application and supporting documents 8. Draft Meeting Minutes for April 23, 2025, May 14, 2025, and May 28, 2025 111,31mki ; kln,lyd rOoMing Minuiat 06 14 "1"I"o 9 of 9