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Planning Board Minutes
February 24,2014 o
Present: Tom French, Chair; Beth Ashman-Collins, Clerk; Michael McClana n,Dpi'Clay,
Ralph Penney, Cheryl Collins, Rich LeBlanc; Alternate Mike Feck cr)
Jess Aptowitz,Olivier Kozlowski and George Dentin, Board of Selectmen
William Ross, Town Manager; Shaun P. Burke, Director of Planning and Development; Jennifer
Crotty Davis,Administrative Secretary
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Mr. Ross told the audience the meeting is being broadcast live on cable access. He explained
BETA will do a presentation describing their progress,followed by questions and comments.
Ken Petraglia,Project Manager, introduced Bill McGrath, Sr. Civil Engineer, Mike Wasielewski,
Senior Traffic Engineer, Arek Galle, Senior Planner, Steve D'Ambrosia, Planner
Mr. Petraglia explained they have held several meetings with the Planning Board,Board of
Selectmen,stakeholders and the public.
Mr. McGrath presented a graphic showing several access options, which they arrived at by
weighing a number of criteria in an assessment matrix. He said based on those results,they
believe the top 3 options are 6B (North Main Street Option 2), 4 (King Street Extension) and 9A
(Draper Avenue—Traffic Signal).
The BETA team explained traffic operation at intersections is described using an A-F scale for
levels of service. They presented a graphic showing morning and afternoon peak hour levels of
service currently, in the future with no changes and in the future with development.
Option 6B includes a traffic signal and a new left-hand turn on North Main Street. The
intersection would function at a B level of service. Currently, Highland and Winthrop have F
levels of service, which would be B with traffic signals.
Option 4 involves an extension of the northern access road from the train station across a historic
grade crossing across County Street to an extension of King Street out to North Main Street.
There would be no traffic signal and a B level of service on Chauncy Street.
Option 9A would widen Draper Avenue at the Chauncy Street end, extend Allen Street and
involve some land takings on the Ditchman property. In an attempt to keep train station traffic
out of the neighborhood, Allen Street would be one-way and Winthrop and Highland would be
right-in, right-out. The current F level of service at Highland/Winthrop would improve to A in
both peaks. The Draper/Chauncy intersection would function at level C in the morning peak and
E in the afternoon peak.
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BETA said another possibility would be Option 9A+6B, a combination of the Draper Avenue
and North Main Street plans. BETA said they are aware the town is looking at various other
improvements in this area, and said these ideas could work separately or together with those
improvements.
BETA described several possible short-term improvements, including: a left turning lane could
be added at Central Street and at Copeland Drive to allow left turning vehicles to move out of the
travel lane and reduce delays.
BETA described several possible long-term improvements, including: widening Route
l06/Chauncy Street from North Main to Highland/Copeland and Route 140. Existing queueing
conditions suggest the section of Chauncy Street from Highland Ave to Route 140 could be
widened from one lane to two in each direction. Levels of service would improve and support
development until around 2043.
BETA presented a graphic with concentric rings showing five and 10-minute walks around the
train station, as well as the bike path and sidewalks. The area has about 1,000 acres and they
said it could be made more walkable with the right density, wayfinding signage and sidewalk
improvements.
The land adjacent to the station and along the rail corridor is held by a number of different
property owners. BETA presented a plan showing land uses as the draft TOD zoning might
apply to the site,with the station at the center, a parking garage(s), higher density buildings
adjacent to the station, as well as parking, retail, residential and public/open space opportunities.
There are potential residential connections over Route 106 and multi-use paths connecting north
and south.
The draft TOD zoning density is 15 units per acre; this plan shows 18 per acre, which is similar
to the new development across the street at 214 Rumford Avenue.
Short Term Recommendations:
Copeland Drive and Central Street—left turn lanes(markings only)
Traffic signal at Chauncy Street/Draper Avenue (Option 9)
Allen Street extension
Bike racks/storage
Way finding signage
Mid to Long-Term Recommendations:
Northern roadway connections (North Main to King Street)
Pedestrian connection over railroad tracks
Pedestrian bridges across Route 106 east and west of railroad tracks
Route 106 widening(Highland Avenue to Route 140)
Internal roadway circulation
Pedestrian/bike access improvements
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Development could include:
Mixed use
Garage
Increased density
Emphasize work-live-play principles, which would help reduce vehicle trips
Low impact stormwater management
Public Comment
A Draper Avenue resident asked if the 18 units per acre BETA mentioned are residential;the
answer was yes. She said Draper Avenue doesn't get a lot of traffic now and asked how this
would impact the street. BETA's plan would be to make it two-way traffic with a connection to
Chauncy Street. To try to keep station traffic out of the neighborhood, BETA proposes making
Allen St one-way toward Draper Avenue,possibly with part of Howe Street being one-way as
well. The proposal would also discontinue River Street to try to isolate the train station traffic
from the neighborhood.
A resident asked if bus service to the train station has been considered. BETA's answer was that
they have not looked at specific routes, but their plan includes a bus drop off area at the station.
Leonard Flynn, 102 Jewell Street,said the area cannot be redeveloped successfully without a
secondary point of access. He said minor changes will not solve the existing traffic problem. He
said this project would increase residential and commercial traffic, but the traffic problem will
not be solved without secondary access or a major reconfiguration of the roadway.
Mr. Petraglia said they have talked about the need for a secondary access across the tracks. Mr.
Flynn said the existing crossing is only used now for one or two trains a day and getting access
across it would be a key to opening up the land for development.
Bill Clemmey, 65 Fowler Street, said BETA has done a good job and thinks people appreciate
separating train station access from the neighborhood. He said one of BETA's long-term
solutions included elevators to facilitate handicapped access over the tracks; he said the MBTA
is getting ready to install a handicapped ramp system and this plan should be coordinated with
that work.
Doug Anderson,Highland Avenue,said there is a major grade difference at the intersection of
Highland Avenue/Route 106. He said he has trouble turning into Highland Avenue now and
thinks making Allen Street one-way would make that worse.
Mr. Petraglia said they did a simulation with existing conditions and with a traffic signal, which
showed the traffic problem improving with the signal. He said having right and left turning lanes
would help traffic flow. He agreed that without a second access, development of the area would
increase the existing traffic problems.
Mr. French thanked BETA for their work and said the separation of train station traffic from the
neighborhood will be a huge benefit to everyone.
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Mr. Dentino asked where the double lane would start; Mr. Petraglia said it would start at
Mansfield Avenue. Mr. Dentino said eminent domain has been looked at as an option and said
there is an agreement that the number of parking spaces will not exceed 800; he said the
residents will probably be looking at that number carefully.
Mr. Cleary asked about Option 6B and the level of service at the intersection appearing to
improve. Mr. Petraglia said the model showed that would be the case and there would be a slight
improvement from C to B. He said a successful TOD area helps reduce trip generation from the
site because people are not driving in and out as much.
Mr. Cleary asked where 18 units per acre came from. BETA used density from TOD projects in
other communities,putting the most intense development closest to the station.
Mr. Penney said the Planning Board started looking at this area a few years ago and he hoped to
develop a plan to help solve some of the existing traffic problems. He said having the police
detail when trains come in has helped,but traffic in the neighborhood is terrible. He said the
grades at Draper Avenue/Chauncy Street are significant; Mr. McGrath said there is a grade
difference, but they believe they can make it work. Mr. Penney asked if the roadway at the
underpass would have to be redone. Mr. McGrath said it might just have to be milled and
overlaid for the new lane arrangements. He said one of the objectives was to keep train station
traffic out of the neighborhood as much as possible, which they felt would be more effective
with alight at Draper than at Highland. Mr. Penney asked the cost of that option. Mr. McGrath
said it would be about$3 million, and Highland Avenue would be about$1.7 million. Mr.
Petraglia said a signal at Highland would help traffic, but also draw it through the neighborhood.
Mr. Penney asked if the light at Draper would make it harder for residents to get to their houses;
Mr. Petraglia said residents may have a more circuitous route, but the new configuration would
help keep train station traffic out of the neighborhood.
Mr. Penney asked the cost of widening Route 106; Mr. Petraglia said they would have that
estimate in the final report.
Mr. Aptowitz said he is concerned about attracting more cars to the station; he said Mansfield's
roads can only handle so many cars. He said solving the existing traffic problem for the
residents of Mansfield should be the focus.
Ms. Ashman-Collins said it is important for the station to work for all the residents. She said it is
a vital anchor for downtown and the plans show improvements to levels of service.
Mr. Clemmey asked about access onto his property. Mr. Petraglia said they have not discussed
that.
A resident asked if there are any plans to take any property around the train station by eminent
domain; Mr. Ross said no. He added that would require a 2/3 Town Meeting vote.
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A resident asked the chances of a redevelopment happening without a second means of access.
Mr. Ross said the chances are small, but the town has been working on a secondary access with
CSX, MBTA and Amtrak.
Mr. Penney said Hatheway-Patterson used to use a bridge crossing, but the bridge is sub-standard
now; Mr. Ross said there is a crossing in place there, which was abandoned for public use many
years ago. Mr. Penney said there is one siding and a spur currently being used. Mr. Ross said
one track would have to be crossed there; Mr. Penney said that would seem to be the easiest
place to cross.
Mr. Dentino said the only way development can work is with a second means of access and
asked how the land could be acquired without eminent domain takings. Mr: Ross said the town
would have to acquire land for the right-of-way along Route 106, which would have to go to
Town Meeting.
A resident asked about the probability of the area being developed with tall buildings, how
committed to developing retail and what would the plan be for that. Mr. McGrath said they had
to look at what might happen on the property to look at what might happen to traffic in the area.
Mr. French said the area around the train station is blighted, but the location is unique because of
its downtown location. He said if it can be developed and the traffic managed, it could be
recreated as a neighborhood with mixed residential, retail and office uses. He said the Planning
Board has been looking at ways to encourage that kind of mixed-use development, and BETA
has been helping to look at the issues and opportunities to solve the problems. BETA has arrived
at some possible short- and long-term solutions, which may put the town in a good position to
get help from its representatives when funding opportunities arise. Mr. French said the MBTA is
planning train station improvements and there is state funding available,so it would help for the
town to have a plan put together.
Mr. Penney asked if"cost" on BETA's assessment matrix includes the ability to fund the
improvements, asked which option is more easily funded and what portions would be funded by
the town, the MBTA and the state. Mr. Petraglia said it would be difficult to define that
Meeting adjourned at 8:30 p.m. "
Next Regular Planning Board Meeting: February 26, 2014 at 7:00 p.m.
Signature o Cler Date of Appr6val
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