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HomeMy WebLinkAboutPlanning 06/24/2026" r Town of Mansf eld Box, Nlansfield, AIA 0204 op Board �lfOASAOS`'40 10Ccr ..I !It Plannin �.. (; A 3: 03 g Meeting Minutes June 24, 2026 Meeting Held in Person in Meeting Room 2A/B Present: Michael McClanahan/Chair, Ryan Maxwell/Clerk, Joseph Cerretani, Sharon Friedman, Sreelatha Allam, Bryan Haworth, Kaitlyn Malkin/Associate, and Michael Parsons/Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Ralph Penney The meeting was called to order, and the introductory statement for audience members who wish to record the meeting was read. Endorsement of an Approval Not Required plan entitled Plan of Land in Mansfield, MA, dated June 17, 2026, prepared by RIM Engineering Co., Inc., for property located at 34 Cobbler Road and 211 Willow Street, Assessor's Map 12, Parcels 34 and 75, for the transfer of land/lot line adjustment with no new lots created Craig Cygawnoski of RIM Engineering was present. He explained that the plan resolves a long-standing property encroachment in which homeowners on Cobbler Road had been using the Cemetery land, believing it was part of their property because the old mill raceway divided the parcels. After the issue was identified about three years ago, the property owners reached an agreement to transfer the affected land. The lot line adjustment does not alter frontage; the lots continue to meet minimum lot area requirements, and each retains legal access. The plan was presented as an endorsable Approval Not Required (ANR) plan. Motion by Mr. Cerretani, seconded by Mr. Haworth, to endorse the plan as presented. Vote: 6-0-0 [Aye 6, Nay 0, Abstain 0] PASSED Endorsement of an Approval Not Required plan entitled Plan of Land in Mansfield, MA, dated June 17, 2026, prepared by RIM Engineering Co., Inc., for property located at 112-114 School Street and 122 School Street, Assessor's Map 26, Parcels 37, 38 and 43, for the conveyance of small parcels/lot adjustments to address encroachments on cemetery property, with no new lots created. Planning Board Meeting Minutes 06/24/26 Page I of 7 Craig Cygawnoski of RIM Engineering was present. He explained that the cemetery is opening a previously unused wooded area along School Street for fixture use. During tree clearing, it became apparent that three neighboring properties had encroached onto cemetery land with fences and other improvements. Rather than require the encroachments to be removed, the cemetery agreed to convey three small parcels to the adjoining homeowners. The lot line adjustments do not create new lots or change existing frontage requirements, and the affected lots, some dating back to 1911, are being enlarged rather than reduced. The land being conveyed is located behind the homes, with only a small 13-foot frontage area included, which is not needed by the cemetery. The cemetery's maintenance building is located north of the affected parcels and is not impacted. Motion by Mr. Cerretani, seconded by Mr. Haworth, to endorse the plan as presented. Vote: 6-0-0 [Aye 6, Nay 0, Abstain 0] PASSED CONTINUED Public Hearing regarding the application of New England F.C. for a Special Permit and Site Plan Application pursuant to Bylaw Sections 230-5.5 and 230-5.3, and Scenic Road in accordance with the provisions of Chapter 167, Scenic Roads, of the Town of Mansfield General By -Laws to construct two fill -sized and one half -sized synthetic turf soccer fields with associated field lighting, 24- foot wide paved access driveway, and approximately 245 paved parking spaces located adjacent to the proposed fields site at 283 Gilbert Street. The project site is owned by Feck Properties LLC and is shown on Assessor's Map 004, Lot 023, within the Residential 1 zone. Present were Rich Riecio/Field Engineering and Brian Mazar/NEFC, President, who attended remotely. Ms. Raposa noted that letters of support have been received from the Town Engineer and the Traffic Safety Officer based on the revised submissions. Mr. Riccio referenced revisions to the proposed NEFC soccer cornplex plans, emphasizing improvements to landscaping, site safety, storrnwater management, security, and neighborhood compatibility. A stamped landscaping plan was submitted for both the parking area and entrance drive. The revised design includes an additional landscaped island within the parking lot, approximately 24 shade trees, and 57 shrubs. At the entrance, the applicant proposed approximately 60 Eastern Red Cedars, five additional shade trees, and 18 shrubs to eiihance screening and improve the appearance of the site. He reported meeting with neighboring property owners, who generally supported the project and expressed only minor concerns regarding vegetation maintenance and poison ivy removal. Additional details were added to the site plan, including the placement of nine portable restrooms, two of which will be ADA-compliant, along with a fenced dunrpster enclosure. Safety improvements to the access road include speed bumps, signage, and a posted speed limit of 10 miles per hour. The applicant stated that these operational requirements are also included in the facility's operations manual. Storrnwater management revisions were reviewed with the Town Engineer, who indicated satisfaction with the proposed design. The applicant modified two storrnwater basins to increase storage capacity and explained that they will function similarly to constructed wetlands, with wetland vegetation and sediment forebays incorporated into the design. These changes are intended to improve water quality treatment and storrnwater management throughout the site. Planning Board Meeting Minutes 06/24/26 Page 2 of 7 Mr. Riccio also presented a preliminary security plan showing camera locations at the entrance, parking lot, and field areas. Coordination with the Police Department is ongoing to explore options that would allow officers access to live camera feeds if necessary for after-hours monitoring. Discussions with the Police Department and Traffic Officer focused on traffic calming and roadway safety. As a result, the applicant agreed to provide four solar -powered speed feedback signs, two on Gilbert Street and two on Otis Street, along with warning signs alerting motorists to the presence of the athletic facility. The applicant also agreed to install a streetlight near the project entrance and maintain vegetation to preserve required sight distances. The Town Engineer and Traffic Officer did not support the installation of a three-way stop at the Gilbert Street and Otis Street intersection, concluding that it could create additional traffic issues. Traffic data collected from a previous development proposal on Gilbert Street indicated that existing roadway volumes would allow adequate gaps for vehicles entering and exiting the site. The applicant noted that the facility's peak traffic periods would occur after the roadway's busiest hours, reducing potential congestion concerns. The long driveway and substantial vehicle queuing area were cited as additional factors that would minimize traffic impacts. The applicant also highlighted that more than 130 Mansfield families currently travel outside the community to participate in club soccer activities and would benefit from having a local facility. In reviewing the special permit criteria, Mr. Riceo stated that the project would provide significant public benefits. These benefits include recreational opportunities for local residents, reduced travel demands for participating families, and the donation of approximately 63 acres of adjacent land to the Norton - Mansfield Regional Trail system. The land donation would create additional connections between existing conservation properties and expand public access to trails. The applicant also indicated a willingness to provide financial support for trail improvements and allow public parking on the site for trail users. Mr. Riccio stated that impacts on neighboring properties would be minimal. No amplified sound, public address systems, or speakers are proposed as part of the facility's operations. A revised lighting plan significantly reduced light spillover at property boundaries, and additional landscaping and screening are proposed to buffer nearby residences. The applicant also expressed a commitment to holding a pre - construction meeting with neighbors to discuss construction activities and scheduling. Regarding municipal services, the applicant noted that no buildings are proposed and therefore no water or sewer connections are required. The nine portable restrooms will be serviced regularly, with increased servicing during larger events. Tournament operations will include on -site emergency medical personnel or athletic trainers to address minor injuries. Fire Department concerns regarding emergency vehicle access were addressed through modifications to the driveway design, and the department indicated that the revised turning movements are acceptable. Mr. Riccio reported that discussions with the Conservation Conunission are ongoing regarding amendments to the existing Order of Conditions. Environmental concerns raised during previous reviews have been addressed, including the removal of a proposed overflow parking area while maintaining adequate parking capacity on the site. Overall, the applicant stated that the revisions made since the previous hearing have strengthened the project by improving landscaping, safety, environmental protections, and compatibility with surrounding properties while providing recreational and conservation benefits to the community. Ms. Friedman noted that the applicant indicated that they were donating land to the NRT. She is on the NRT Board and felt it was best to recuse herself from the conversation and voting. Ms. Raposa clarified Planning Board Meeting Minutes 06/24/26 Page 3 of 7 that the application is for a special permit and would then require a unanimous vote of the five remaining present members. Mr. Riccio concluded that the project would provide significant enviromnental and community benefits through the donation of 63 acres of land to the Norton -Mansfield Regional Trail, preserving open space, expanding public trail access, and protecting wildlife habitat. Additional benefits cited included increased property tax revenue, installation of traffic safety improvements at the applicant's expense, increased business for local restaurants and retailers, and reduced rental rates for Town programs. He stated that neighborhood, traffic, stormwater, and environmental concerns had been addressed and respectfully requested the Board's approval of the project. Public Comment Yulia Dvorkin of 281 Gilbert Street was pleased with the communication by the project team and the proposed plant screening and the wood guardrail along the northerly side of the driveway to minimize the potential impact of vehicles veering off towards her yard. Mr. Riccio confirmed that it is noted on the landscaping plan. Terry Blanchard of 150 Rumford Avenue shared a presentation and expressed support for youth sports, but raised several questions and concerns about the proposed NEFC soccer complex. She questioned comparisons between the Mansfield project and the larger Northborough training facility, suggesting that projected economic benefits for Mansfield were overstated because the Northborough site includes additional amenities and serves more regional visitors. She also suggested considering taller fencing, relocating or splitting the portable restrooms between the fields, adding lighting along the access road, and ensuring adequate signage and traffic safety measures on Gilbert Street. Additional questions were raised regarding security, trash management, tick exposure, and the loss of the natural envirornnent, while acknowledging that several concerns, including traffic safety improvements and environmental issues, had been addressed by the applicant during the meeting. Her overall concern was that the high economic impact that the applicant has suggested for the Town would not be as high as they suggest. Brian Mazar/NEFC, President, responded that the proposed Mansfield facility is comparable in size and use to NEFC's Northborough facility, with the primary difference being an indoor half -field in Northborough. The applicant stated that similar facilities, including one in Mendon, have generated economic benefits by attracting nearby businesses and expressed confidence that Mansfield would experience similar positive impacts. The applicant also clarified that while the perimeter fence is four feet high, additional netting above the fence is designed to keep soccer balls within the fields. Board Comment Mr. Parsons questioned whether the project's projected economic benefits were consistent with its traffic analysis, suggesting that if families leave the site to patronize local businesses and then return, traffic volumes may be underestimated. He expressed concern that the conversations between the applicant and the traffic officer concentrated on queuing and not on neighborhood impact. Ms. Raposa noted a letter from Officer Kinahan stating that their mitigation is sufficient. Mr. Parsons asked whether an alternative access road could be constructed using the existing electrical substation entrance to reduce impacts on nearby homes. Mr. Riccio responded that the alternative was evaluated, but it was determined to be infeasible due to significant grade changes and extensive wetlands. Mr. Parsons remained concerned about increased traffic on Gilbert Street and its effect on the surrounding residential neighborhood. Planning Board Meeting Minutes 06/24/26 Page 4 of 7 Mr. Cerretani noted that the applicant is installing solar -powered speed controls on Gilbert and Otis streets, which make significant impacts on traffic, slowing people down significantly. Ms. Malkin, who lives about two miles away, expresses strong concern about the existing traffic conditions on Gilbert Street, describing it as already very busy with widespread speeding. She expressed concern that adding an estimated 200-300 additional cars per day, particularly during peak rush hours, would significantly worsen safety and congestion. She also raised a procedural concern about neighbor outreach, stating they would have preferred evidence of formal notice, such as certified mail or delivery confirmation. Ms. Raposa responded that, per State statute, it is only required to send abutter notices by USPS for a special permit, not certified mailing. Mr. Riccio did reply that the Conservation application does require certified mail, which was done. Mr. Haworth followed up on PFAS concerns raised at a previous hearing regarding artificial turf. He noted that the applicant's PFAS assessment for infill came back essentially clean, and further research suggests that potential PFAS exposure is more associated with turf blade wear than the infill itself. However, even in heavily used fields, measured levels generally do not exceed what is found in natural environments, and PFAS is already widespread in soils. Through research, he found no documented cases of communities experiencing PFAS issues specifically from new turf field installations, concluding the issue appears inconclusive based on available evidence. Ms. Allam agreed that traffic is a concern and suggested that the Safety Officer attend a meeting to alleviate traffic concerns. However, she thought that this was a good project for the Town. She also noted that there may not be immediate economic benefits to the Town, but it would be a starting point for farther growth. She asked what the long-term maintenance plan is for the radar signs. Mr. Riccio responded that they intend to donate the signs and the installation to the Town. Ms. Raposa also noted a condition of approval that if they malfunction, it would be addressed with the applicant/owner at that time. Mr. Rieco also replied to Ms. Allam's question regarding the drainage system, noting that it is designed for a 100-year storin event. Mr. Maxwell expressed that he is in favor of the project. He asked for clarification of the property size and parcel for donation to the NRT to which Mr. Riccio explained the parcel sizes and donation portion. Mr. Cerretani agreed that the proposed project is a good use of the property. He was pleased with how they had worked with the Town and the neighbors to address concerns. Mr. McClanahan was also in favor of the project and was pleased with the process. Motion by Mr. Cerretani, seconded by Mr. Maxwell, to close the public hearing. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED Motion by Mr. Haworth, seconded by Mr. Cerretani that the Planning Board approve the application of New England FC for a special permit pursuant to Section 230, 3.2 and 235.5 of the Mansfield zoning bylaw, major site plan approval pursuant to Chapter 230, Section 5.3, and scenic road approval pursuant to MGL Chapter 40, Section 15C, and Chapter 167 of the town's general bylaws for the property located at 283 Gilbert Street, Assessor's Map 4, Lot 23, as shown on the plans and supporting materials submitted by applicant subject to the findings and conditions as discussed. Mr. Haworth read the conditions into the record, and Ms. Raposa added two new conditions as discussed. Planning Board Meeting Minutes 06/24/26 Page 5 of 7 Board Deliberation Mr. Haworth (in favor) recognized that the project would increase traffic, but the project is a productive use of the land and that the benefits outweigh the detriments. He supported the project. Ms. Allam (in favor) noted it is a good project for the Town and supports the project. Mr. Maxwell (in favor) in support, while recognizing the traffic impact, but was pleased with the mitigation efforts. Mr. Cerretani (in favor) said that the benefits outweigh the detriments, and that the applicant has shown good progress with the abutters, the Town, and the public safety officer to mitigate traffic. Mr. McClanahan (in favor) agreed and felt that if there were issues, they would be addressed quickly and the fact that this would be something for the kids of this community is a great benefit to the town. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED Ms. Friedman rejoined the meeting at 8: 20 pm. Mr. Maxwell departed the meeting at 8:20 pm. Ms. Raposa noted that the workshop will continue at the July 8'11 meeting. She will provide a draft of the potential zoning bylaws before the meeting. r • Parkway/Transit Oriented Development • Zoning Bylaw Amendments o Accessory Dwelling Units setbacks - Mr. Penney asked whether the density table could be revised for setbacks. Ms. Raposa said that a general statement for 15-foot setbacks was proposed and reviewed by Town Counsel, who agreed that it was a good approach. • Planning Board Policies R Procedures of the Planning Board with Site Plan Approval and Special Permit Rules and Regulations, and Planning Board Fees • Mark Corsillo o (initiated 1128126) -Scenic Road Bylaw (more teeth) o (initiated 2125126) —Bill HD.5686, An Act Establishing the Missing -Middle Starter Home Development and Home Ownership Program • Bryan Haworth (initiated 1128126) - Inclusiornmy Zoning Bylaw Incentives for developers to include%onstruct new units • Ralph Penney (initiated 12110125) o Loss of Commercial / Business Space in Bl, B2, and Downtown Areas o Adequacy and Intent of First -Floor Commercial Requirements o Parking as the Primary Driver of Downtown Redevelopment Outcomes o Employee Parking Expectations and Clarity in the Bylaw o Use and Interpretation of Density Bonuses and Structured Parking o Cnunulatim Impact oflncrennental Decisions o Re-evaluation of Planning Board Policies and Site Plan ReWen, Standards No discussion of these items. Planning Board Meeting Minutes 06/24/26 Page 6 of 7 Meeting Minutes —May 27, 2026 Moved to the next meeting. No items Mr. Haworth announced that he and Ms. Raposa graduated from the inaugural cohort of the Massachusetts Housing Leadership Program, joining 36 participants from communities across the state. He noted that he represented Mansfield and was the only participant from Bristol County. Ms. Raposa represented the Medway Planning Board. Final presentations were held in Littleton, with Mr. Haworth presenting on mandatory minimum parking requirements, a topic expected to come before the Board at its next meeting. Ms. Raposa's presentation focused on Mansfield's Transit -Oriented Development (TOD) district and opportunities to renew momentum on that initiative. Mr. Haworth described the program as a valuable experience that expanded their network of housing professionals across Massachusetts and provided insight into innovative housing practices being implemented in other communities. Motion by Mr. Cerretani, seconded by Ms. Friedman, to adjourn at 8:30 pm Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED The date of the Next Planning Board Meeting is July 8, 2026, at 7: 00 p. in. Clerk Documents Presented for the Meeting 1. Meeting Notice Agenda for June 24, 2026 2. Approval Not Required (ANR) applications and plans a. 34 Cobbler Road and 211 Willow Street b. 112-114 School Sheet and 122 School Street 3. 283 Gilbert Street application and supporting documents -7/8 U Date of Approval Planning Board Meeting Minutes 06/24/26 Page 7 of 7