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HomeMy WebLinkAboutPlanning 09/24/2025pEg1NCl /> W RECEIVED TOWN CLERKS OFFICE 1025 OCl -9 A 9� 2b MANSFIELD MASSACHUSETTS Meeting Minutes September 24, 2025 Town of Mansfield 6 Park Ro;v, )V1anrFe1d,, ,A1M 02048 Meeting Held in Person in Meeting Room 3A/B PlGIYIYl272g Board Present: Joseph Cerretani, Acting Chair; Mark Corsillo, Clerk; Ralph Penney; Michael McClanahan; Ryan Maxwell; and Bryan Haworth, Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Sharon Friedman, Chair, and Sreelatha Allann Following technical issues, Mr. Corsillo, Clerk, called the meeting to order at 7:04 pm. Due to the absence of Chair Sharon Friedman, the following motion was made: Motion by Mr. Penney and seconded by Mr. McClanahan to appoint Mr. Cerretani as Acting Chair for the meeting. Vote: 6-0-0 [Aye 6, Nay 0, Abstain 0] PASSED Mr. Cerretani read the introductory statement for audience members who wish to record the meeting. Regarding the application of Jones Lang Lasalle SSI PR II Owner LLC for a Site Plan Approval pursuant to Bylaw Section 230-5.3 for the property located at 31 Plymouth St., to expand the existing paved parking areas and install a new storrnwater management system. The project site is owned by Jones Lang Lasalle SSI PR lI Owner LLC. and is shown on Assessor's Plat 044, Lot 801 within the PBD (Planned Business District) zone. Rich Riccio, representative for the owner/applicant of the property, was present. He summarized the proposal for site improvements at the existing commercial building. One tenant currently occupies half of the building, while the other half is vacant. The property owners are seeking to construct an additional parking area to improve truck circulation and provide extra parking for future tenants. The plan includes 74 new parking spaces, restriping of existing spaces, and redefinition of accessible spaces to ensure six handicap spaces are provided. A storrnwater management system with subsurface infiltration and two water quality units was designed, reviewed, and approved by Planning Board Meeting Minutes 09-24-25 Page 1 of 5 the Town Engineer. Onsite test pits were conducted with the Town Engineer present and he was satisfied with the results. A Notice of Intent was filed with the Conservation Commission, and the requirements have been addressed. Additional improvements include landscaping with 42 trees and 22 shrubs, which Conservation has approved, the addition of two shielded parking lot lights, and designated on -site snow storage areas. Departmental review produced no significant comments; there is no change to dimensional requirements, and both the landscaping and lighting plans were submitted. Board members confirmed that the proposed parking is intended primarily to support future tenants, with current use limited to warehousing. The Conservation Commission requested that hardwood trees such as red maple and pin oak be planted instead of evergreens, along with rhododendron shrubs. The applicant noted these changes have been incorporated. The Board expressed satisfaction with the revised plans, noting compliance with site plan approval criteria, stormwater requirements, and landscaping adjustments. There were no public comments. Motion by Mr. Penney and seconded by Mr. McClanahan to approve the Site Plan Approval application with standard conditions. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED Motion by Mr. Penney and seconded by Mr. McClanahan to close the public hearing. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED 3 'T]p5 pm�?'ubl�e )f;Ceartng S�eet�l �'errpa#/�axfe l�la?t �.�t��ra�a144��attStxcet Regarding the application of James Crawford for a Special Permit and Site Plan Approval pursuant to Bylaw Sections 230-5.5, 230-5.3, and 230-3.3E at 40 Pratt Street to demolish the existing structure and construct a new three-story, 5,980 SF 5-unit rowhouse building. The project site is owned by Sandra and Thomas Curtin and is shown on Assessor's Map 022, Lot 112, within the Business 2 (132) zone. Josh White (JDE Civil), representing the applicant, James Crawford, presented the project proposal. The plan calls for the demolition of the existing two-family house, detached garage, and shed. A new three-story, five -unit towrrlrouse/rowhouse building is proposed, with a footprint of 2,990 sq. ft. The first floor would contain two -car garages for each unit (10 spaces total), with living space on the second and third floors (5,980 sq, ft. total, approximately 1,200 sq. ft. per unit). They are considering adding small patios at the back of each unit with access through the garage. The units are intended to be sold, not leased. It was noted that the Floor Area Ratio (FAR) is what dictates the number of units allowed on the site. Site improvements include a new 24-foot driveway entrance for two-way traffic, a screened and enclosed dumpster pad, a six-foot stockade fence on three sides, a small retaining wall for grade Planning Board Meeting Minutes 09-24-25 Page 2 of 5 adjustment, and wall pack lighting over garage doors. A subsurface stormwater system beneath the parking lot is designed per regulations, with runoff managed through roof drains and a catch basin; the town engineer has reviewed and provided minor technical comments. Dedicated water, fire, sewer, and underground electric service are included, coordinated with Mansfield Electric. Landscaping consists of loam and seed, with some shrubs and one flowering crabapple tree near the street; reed grass is also proposed. Board members suggested additional plantings, particularly toward the rear and near the dumpster area. The dunpster location raised concerns due to its proximity to a neighboring home. The Board noted it should be buffered with plantings or adjusted for screening and odor control. The Board also requested renderings showing all elevations, especially the street -facing fapde, to better understand scale, architectural features, and neighborhood compatibility. Questions were raised about foundation depth and soil conditions, given past issues in the area, with board members advising attention to geotechnical factors. The applicant confirmed that site test pits were conducted with the town engineer. The proposed design meets zoning dimensional requirements for the B2 district, with the application before the board for a special permit and site plan review. Ms. Raposa noted that the applicant has met all the dimensional requirements for the Special Permit and the Site Plan Approval. Responses to the criteria have been submitted with the application. Public Continents Chris Gray of Westport, MA, Thompson St. landowner, received confirmation of the GIS site location and that the driveway does not pass though to the street behind the building. Noreen O'Malley-Stampfi of 17 Thompson St. (directly behind the new building) expressed concern for dust and debris during demolition of the existing building. She was also concerned with potential water issues with the site being next to wetlands. She noted that cars park on both sides of Pratt St. each day and two cars cannot pass at the same time. Mr. Penney asked if the applicant could meet with the abutter for discussion of buffer solutions. Mr. While agreed. Mr. Corsillo read an email submitted by Connor Ebsary of 295 Ware St. regarding Downtown Design Guidelines, building orientation, mixed use, and safety. The Board requested renderings and Fire Department comments to be submitted before the next meeting. Ms. Raposa noted that there are Town Engineer comments that could be incorporated into the conditions. Ms. Raposa referenced the updated downtown design guidelines, which are significantly more advanced than the 2009 version. She emphasized that the guidelines are advisory, not mandatory, but applicants are encouraged to incorporate them into design proposals. Planning Board Meeting Minutes 09 M )r) P'it;c 3 of '3 Mr. Corsillo stressed the importance of ensuring buildings facing the sheet are visually appealing, with architectural detail, windows, or other features that add character. Members noted the need to design for the area's long-term vision rather than simply responding to existing neighboring uses, such as the nearby car dealership. David Bates of Sharon, MA, felt that the design was consistent with others on the street, and it fits into the neighborhood. The building orientation is better so that it does not face the street with a view of the car dealership. Mr. White confirmed that the new building will have fire sprinklers. Motion by Mr. McClanahan and seconded by Mr. Penney to continue the public hearing to October 8, 2025, at 7:05 pm. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED The Board reviewed an ANR plan involving two existing lots on Gilbert and Otis Streets. Lots 1 and 2 each retain legal frontage on Gilbert Street, which is a public way. Parcels A and B are explicitly labeled as "non -buildable" and are being added to existing lots; this avoids the creation of new, undersized lots. The plan meets the statutory criteria for ANR endorsement because it does not create a subdivision and maintains required frontage for the buildable lots. The Board found the plan eligible for endorsement. Motion by Mr. Penney and seconded by Mr. McClanahan to approve the plan. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED Parlavay/Trcinsit Oriented Development The TOD is in a holding pattern until further direction is provided. The grant applications are still in place. The project may be phased to be eligible for additional grants. The Town is not necessarily at risk of losing current grant funding because of the change in town manager, but there is more work to be done for a common understanding of where the project stands. The consultants are still working on the garage feasibility, traffic, and financial impact. The goal is to have another public forum when more information is ready. ZonhZg Bylaul Amendments Planning board Policies & Procedures of the Planning Board with Site Plan Approval and pecial Permit rules and Regulations and Planning Board Fees Planning Board Meeting Minutes 09-24-25 Page 4 of 5 Meeting Minutes — September 10, 2025 Motion by Mr. McClanahan and seconded by Mr. Haworth to approve the minutes as presented. Vote: 4-0-3 [Aye 4, Nay 0, Abstain 31 PASSED � any �tem,� ntrt a�t�c�ated by<tbe ebair�($ Irtjnrs befor�tb�s meeting No items $ 9aitza nIPthe table Mr. Haworth mentioned a Boston Globe four-part series examining hidden drivers of high housing costs in Massachusetts. The first installment highlighted average non -land construction and regulatory costs of approximately $350,000 per unit in Massachusetts, compared to under $150,000 in Delaware, the lowest in the country. Future articles will address issues such as stairwell requirements and fire codes. Mr. Haworth will monitor the series for insights into how other municipalities are addressing housing affordability. The cost of sprinkler systems and fire codes was briefly discussed. Mr. Cerretani inquired about a recent Select Board approval of liquor licenses. Ms. Raposa said she did not have that information, but would look into it. Ms. Raposa said that the Special Town Meeting date has been set for Tuesday, December 9"'. The date of the Next Planning Board Meeting is October 8, 2025, at 7: 00 p. in. (V� Clerk r 11yan Mal wel) Documents Presented for the Meeting 1. Meeting Notice Agenda for September 24, 2025 2. Draft Meeting Minutes for September 10, 2025 3. Form A plan for Gilbert & Otis Streets 4. 31 Plymouth St. Application and supporting documents 5. 40 Pratt St. Application and supporting documents � Date of Approval Planning Board Meeting Minutes 09-24-25 Page 5 of 5