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HomeMy WebLinkAboutMaster Plan Committee - 10/17/2007Master Plan Committee Minutesr , r E1 %"f ED October 17 2007 ' "' ::SD,;CE Present: Tom French, Doug Annino, Ken Torman, John DeMassi, Mike McClanahan 2g Stan Feck, Tony Jodice, Jack Vultaggio, Frank DelVecchio, Joe Mulker� alp 3 Jenkins, Thomas Ratliff r Shaun P. Burke, Director of Planning and Development : , i :=s,�TC New England office is in Northhampton. Doucet is a full-service engineering and consulting fhn with 17 employees, and Mr. Bachand is responsible for the planning division, which specializes in Master Plans and zoning work. Mr. Bachand explained some of the Doucefs projects, including a mixed-use redevelopment in Northhampton and a commercial parcel in Freeport, Maine that used environmentally friendly design. Mr. Bachand explained they also provide peer review services for towns on issues like site plans, subdivisions and commercial developments. Doucet also provides regulatory review services. Mr. Bachand said he was assistant town planner in Windsor, Connecticut, which he said is similar to Mansfield, both with major highways, influences from nearby cities, similar populations, strong industrial and commercial growth and strong school systems. Mr. Bachand said he worked on the Windsor Master Plan, led public and committee meetings, drafted several sections of the plan, assisted with GIS mapping and formulated the implementation section. Mr. Bachand said he has drafted zoning regulations, monitored statutory requirements and timelines, updated subdivision regulations, created official zoning maps, updated historic district guidelines, created landscaping guidelines, done build -out analyses, open space and recreation analysis and economic development plans. Mr. Bachand said the elements required in a Master Plan will all be included in the update, along with updates of all relevant issues. He said they recognize a town -wide economic development plan is necessary, along with a review of the 2002 Open Space & Recreation pian. Mr. Bachand said they intend to review all the documents discussed in the RFP to prepare each section,.and will provide each section to the committee for review and comment. They anticipate feedback from the committee and the public throughout the process. He said the estimate of 6-8 months seems reasonable because many tasks will overlap. Planning Board 1 10/18/2007 Mr. Bachand said a Master Plan is a living document and without an implementation program it will not be utilized. He said he would include a chapter at the end of the Master Plan to lay out the implementation plan. Mr. Bachand said they would work with the town to finalize a mutually agreeable meeting schedule and timeline, including a kick-off meeting. He said they anticipate 6-8 meetings throughout the process, with the potential for more than one topic per meeting. He said they would have public workshops to get feedback, as well as Planning Board work sessions. — Committee Questions Mr. McClanahan asked how many Master Plan the firm has done. Mr. Bachand said the firm has not done any; that is part of Doucefs emerging planning division. Mr. Burke asked for clarification on the number of meeting; Mr. Bachand said they propose a total of 11 meetings. Mr. DeMassi asked if Mr. Bachand would be the main contact. Mr. Bachand said he would be. Mr. DeMassi said the committee would expect Mr. Bachand at every meeting; Mr. Bachand said he would be. Mr. Gray said Doucet is very responsive and receptive to clients' needs, Mr. Jodice asked about proposals Doucet has out for other towns. Mr. Bachand said there are three Master Plan and zoning proposals out right now. Mr. Jodice asked what would happen if Doucet got the other jobs at the same time; Mr. Bachand said he would be the point man on those as well. Mr. Jodice asked if Mr. Bachand has staff to help in the event of multiple projects. Mr. Bachand said he doesdt anticipate a problem but said there are other planners in the firm he can rely on. Mr. DeMassi asked about the mileage line item. Mr. Bachand said the mileage is included in the, fee proposal. Mr. Jodice said this firm is new to Master Plans and asked what the advantages would be in hiring Doucet. Mr. Bachand said as the project manager, he has 10 years experience in both the public and private sectors, as well as experience with Master Plans. Mr. Gray said the firm has a lot of experience in site development and familiarity with zoning regulations and the impacts of those regulations, which will enable them to provide concrete recommendations. Mr. Bachand noted the firm has both planning and engineering experience: Larry Koff & Associates - Larry Koff, Larry Bluesone, Bluestone Planning Group, Nick Havan, Howard/Stein-Hudson Associates Planning Board 2 10/18/2007 Mr. Koff explained this team worked together in many communities, and have one a lot of work in the area, including Sharon and Middleboro, redevelopment of mill buildings in Taunton and downtown planning in Norwood. He said he has reviewed the 1996 Master Plan and the update will be an opportunity for the town to look at what has been done and to look forward and develop a framework for the next 10 years. They have identified four steps in the process. 1. Getting Started/Findings, which would include meeting with town staff and boards and touring the -town to get an idea of the key issues. He said there -are - major industrial and commercial areas, such as the industrial park, the golden triangle and the downtown/train station study area including the Oakland street industrial area. He said there are a lot of issues and opportunities in the downtown area; the transportation planner and urban designer on the team will be key to helping resolve some of those issues. He said there would be a public meeting during this step. 2. Issues/Opportunities & Economic Development would cover things like the industrial park and downtown/train station area. He said he would get the information they plan to present to the committee ahead of time to get feedback 3. Update Plan Element would cover the specific sections of the Master Plan and involve monthly committee meetings to review these work products. 4. Implementation/Executive Summary to help decide what would come out of the Master Plan. Mr. Havan explained H/SH is a full-service planning and transportation firm. Their role would be the transportation element of the Master Plan.He said Route 106/Chauncy Street is a problem area, with two intersections on the Mass Highway TIP. He said his firm has worked with Mr. Sullivan and the Cecil Group on the Route 106 corridor study, but said Mass Highway District 5 has not yet acted on it. He noted this was a goal of the 1996 Master Plan, and they would like to get it on the TIP so it doesrit stay on this Master Plan. Mr. Koff said if Mass Highway sees consensus and working together, the project may rise to the top of the list. Mr. Bluestone explained he has worked with Mr. Koff and H/SH on many Master Plans, both town -wide plans and area -specific plans, like downtown. He said the downtown/train station area may be where he puts in the most effort, which he has done in Wellesley and Norton, where they worked with Wheaton College. He said the three firms have worked together on Union Square in Somerville, which has a commuter rail running through town. They produced a TOD plan, which has helped get the project at the top of the list for both a commuter rail and Green Line stop. They have worked on Coolidge Corner in Brookline to look at underutilized sites, and the Dedham Corporate Park commuter rail station TOD for office and housing uses. Mr. Bluestone said they also deal a lot with public facilities. Committee Questions Mr. Mulkern asked who would be the point man and attend the meetings. Mr. Koff said he would be the key person and the principals of all three firms would be involved. Planning Board 3 10/18/2007 Mr. DeMasssi asked what other proposals are outstanding and how much o0vir. Koffs time Mansfield would have. Mr. Koff said we would have as much of his time as we need; he said if he didn't have the time, he wouldn't have submitted the proposal. Mr. Bluestone said Mr. Koff will work hard for the town and do whatever he can to build consensus. Mr. Koff said he is working on a project in Burlington, the economic development section of the Dedham Master Plan and a fiscal impact study in Watertown. He said they are finishing some projects and have other short-term projects. He said they have never had a problem with delivering on-time and on -budget. Dr. Torman asked about the Norton project and what recommendations came out of it. Mr. Bluestone said Wheaton wanted to give its students something to do in town, so they worked with the college to move the theater and bookstore into the center of town. There were also a lot of public buildings issues, and they worked to keep those uses in the center rather than scattering them around town. Mr. Jodice asked about anticipated cost overruns. Mr. Koff said there is a framework they will work within, and the $60,000 the town has will have to cover their work. He said the timeline is 6-8 months, so the work will have to move along. Mr. McClanahan asked if Mr. Koffs process would involve the community and asked if that would slow the process. Mr. Koff said there is a timeframe and a budget, and they will have to stay within that; however, he said there are many people who are not on the committee that he will have to talk with. Mr. Jenkins asked Mr. Havan about the TOD projects his firm has done. Mr. Havan said those projects were done by his firm's principals, and they would be available. Mr. DeMassi asked for an example of a project where communication with people outside the committee was difficult and how that was dealt with. Mr. Koff said he worked on a rezoning in Salisbury Beach. He said they tried to work with the property owners, who were not supportive, and town meeting was difficult. He said after town meeting, they worked with those same property owners to come up with compromise zoning for the area. ➢ Pare Corporation - Pamela Sherrill, Principal Planner; Matthew Bellisle, PE; Craig Pereira, Planner; Kevin Hively, Ninigret Partners Mr. Bellisle explained he is the office manager for Pares Foxboro location. Mr. Bellisle said Pare is a planning and civil engineering firm and they have teamed with Ninigret Partners for the economic development sections. Pare has previous experience in Mansfield, with DPW and Engineering on dam and traffic studies and culvert design. , Pam Sherrill said Mansfield is at a crossroads, with an over 10 year old Master Plan. She said high density commercial and residential projects bring questions about infrastructure and tax base issues, and the Master Plan sets a town up for funding through state and federal programs, and allows a town to see what has been accomplished and to set goals. . Planning Board 4 10/18/2007 - Ms. Sherrill said Pare brings planning strengths -and familiarity with suburban communities in this area. Craig Pereira, designer and certified charette planner, said they have experience with traffic strengths, culverts, stormwater, sewer, water, environmental permitting and GIS capabilities. Ms. Sherrill said Pare has Master Plan experience in Massachusetts and Rhode Island, and noted Mass General Law requires a Master Plan to have the same components as a Comprehensive Plan in Rhode Island. She said Pare did the Charlestown Comprehensive Plan update, Middletown Corporate Build -Out -analysis; Aquidniek Island; Grafton Ma Master Plan, TOD in South County RI communities. They did a MasterPlan in - Hopkinton for development potential, and a corridor study for the Bristol Metacom Ave. area. Pare has worked with Ninigret Partners on several of these projects. Ms. Sherrill said Pare values public participation; there will be a collaborative effort between committee, staff, public and Pare. She said she also realizes everyone has different perspective, so Pare will help the group reach consensus. She said it is important to use public outreach as an educational opportunity to teach about things like smart growth and sustainable growth. Ms. Sherrill said Economic Development will be a key issue, with a balance among development at the industrial park, Mansfield Crossing, downtown and train station. She said they would discuss issues like,a policy guideline for using TIF and Economic Target Area designation. She said Ninigret adds business perspective Ms. Sherrill said the Land Use section will look at links between different zones and neighborhoods, the importance of conservation areas, ACEC, Great Woods, etc. Ms. Sherrill said the Circulation/Transportation section will include discussion of more than the Highland Avenue traffic jam when the train comes in or at Mansfield Crossing at Christmas. She said there would have to be a framework for transportation that meets all the town's transportation needs and helps people make choices about routes, pedestrian r choices, safety and work with Mass Highway. Ms. Sherrill said Pare will be looking most thoroughly at the above three issues. Ms. Sherrill presented a schedule including a specific agenda for each night. Mr. Pereira explained the charrette process, which will engage the public. It will be a two-day event with the goal to reach out to the community to get an understanding of the next 5-10 years. The first session would discuss where Mansfield is now and what has been accomplished. The second day will be a discussion about the future and crafting, visions by looking at strengths, weaknesses and threats, ranking priorities, identifying goals and priorities for each element of the Master Plan. The final task will be a combination of all the information and consensus on town -wide vision. Planning Board 5 10/18/2007 Mr. Hively, Ninigret Partners, said his firm is a corporate strategy firm that does economic development, so they understand how businesses think. He said he will look at different types of development, different types of labor pools, growth compared with the rest of the region, commuting patterns, employment centers and development capacity. Ms. Sherrill said Pare would come up with recommendations based on what the residents comes up with during the charrettes. Ms. Sherrill said they recommend a user-friendly Master Plan and highlighting the things that are important. Each section would include a short introduction, accomplishments, maps, goals and vision, policies and actions. She said she has found this is a good tool to help towns talk about the future. Committee Questions Mr. Annino said he loves the charrette idea, but asked what we would come away with. He said everyone will have a different idea of what Mansfield is and should be, and asked how the charrette would help develop a product to take to Town Meeting. Mr. Pereira said there would be priority rankings for each element of the plan. Ms. Sherrill said the charrettes would provide consensus building without the discussion becoming personal. Mr. Annino said people will need to see examples of what works, and in order to sell the plan to the town, there would have to be some graphics. Mr. Pereira said there would be alternative development scenarios so people can visualize development density, how buildings relates to the street, parking, transportation alternatives, etc. Ms. _Sherrill showed the committee several examples of graphics Mr. Pereira has done. Mr. DelVecchio asked how large a group would have to be at the charrette to make it worthwhile. Ms. Sherrill said word of mouth is what gets people to things like that; she said she doesdt want to schedule the charrette during the holiday season. She said the more people who attend, -the -more effective it_will be. Ms. Sherrill said she has found these workshops to be good opportunities for public participation. Ms. Sherrill said they have done surveys in other towns, but that is very expensive. Mr. Feck asked about transportation and traffic. Ms. Sherrill said that would be Pare's responsibility, and she works closely with John Shevlin, who provided peer review for Mansfield Crossing. She said they would recommend solutions to existing and potential traffic problems. Mr. Feck asked if there is adequate time set aside for traffic. Ms. Sherrill said they have tried to keep to the timeline in the RFP. Mr. Mulkern said Mansfield has a large industrial park and tries to draw in appropriate tenants; he asked if this study would help Mansfield attract tenants. Mr. Hively said his firm has done marketing materials and analyses for this type of use. Planning Board 6 10/18/2007 Mr. Jodice asked how much Ken DeCosta will be involved; Mr. Bellisle said he would make sure the project moves forward, but Ms. Sherrill and Mr. Pereira will be the main contacts. Mr. Hively said he will be the contact for the economic development section. Mr. Jodice asked if there might be any cost overruns. Ms. Sherrill said a survey would be extra, but she said if the 6-8 month goal can be met, the project can be done for $60,000. She said to do that, the process will have to keep moving forward, and she will try to keep that happening. She said that is why they prepared the schedule with specific dates. She said -Pare has the time available to do this project. Mr. Hively said his firm has a bit---- of it--of a head start because they know what the data looks like and have already collected some, now they have to find out what the town wants to do with it. Ms. Sherrill said one of her priorities will be getting people downtown and keeping the stores viable, attracting new businesses that will survive and making downtown pedestrian friendly. Mr. Hively said his firm has done a lot of work with Pare, so they tend to approach issues from the same perspective. Mr. Jodice asked how many other projects Pare has going on. Mr. Sherrill said they can devote a lot of time and resources on this project, ------------------------------------ Mr. French asked what the group thought about each consultant. Mr. McClanahan said Larry Koff did a good presentation Mr. Annino said he thought Pare would give the best product;'Mr. McClanahan said they Will be good on economic development and on traffic. 'Mr. Annino said he likes the charrette idea. Mr. DelVecchio said the charrette would be a way for people to connect. to the process. Mr. Jenkins said Koff has a lot of experience on urban work and could be verb creativc with good solutions for downtown. He said Pare piqued his interest because they seem to have a different approach to economic development. Mr. Ratliff said he thought Pare was the only group that talked about the process in terms of public participation. He said he also liked Pare's discussion about pedestrian issues in the downtown area, which should be part of the transportation section. Mr. Mulkern said Koff and Pare were similar, but Pare hada strong economic development component, which will give us a better product. Mr. Feck said he liked Koff's presentation and their focus on downtown and the train station. He said Pare seemed a bit scattered, but he was impressed with the economic development aspect of Pare's presentation. Mr. Mulkern said he thinks Pare will put in a little extra because they are slow right now, and will want to do a good job to be able to use Mansfield Master Plan as a showcase. Planning Board 7 10/18/2007 Mr. Feck said he is concerned -Pare won't give the project enough of a personal touch. Mr. Annino said presentation would be important. Mr. Jenkins said the Master Plan is a bit intimidating and he would like to see this product be more readable and usable. Mr. Burke said he liked the way Ms. Sherrill talked about the Master Plan being a "story" rather than a complicated planning document. Mr. BurkesaidMansfield has done—a-lot of work on economic development, but the Pare - team will put it all together. Mr. DeMassi said he is concerned that Koff is a small firm and may not be able to put the time into this job. He said he was uncomfortable with the way Mr. Koff answered his question about how many proposals he had out. Mr. Mulkern said he feels comfortable that Pare will have enough staff to do this job within the $60,000 budget. Mr. Burke said the contract will be written "not to exceed." Dr. Torman said he was not impressed with Doucet, Mr. Koff seemed overconfident, and Pare presented a very thorough description of a plan. Mr. DeMassi said he liked Pare's presentation. Mr. French said he thinks Koff or Pare would do a good job. He said he was more impressed with Pare and the charrette idea, as well as their focus on downtown and economic development. He said he thinks Pare will do a good job with the public; he said the leader of the group has to be a good consensus builder. Mr. Burke said he liked both Mr. Koff s and Pare's RFP, has met with Mr. Koff and Ms. Sherrill, and he likes Ms. Sherrill's approach better. He said she will work well with a group and help bring focus. Mr. Burke noted that John Shevlin did a good, thorough job on the peer review on Mansfield Crossing. Motion To hire Pare Corporation as the MasterPlan consultant (McClanahan-Feck) All in favor. PASSES Motion: To c N�e`x�t� Master Plan Committee meeting: November 14, 2007 at 7:30 p.m. Planning Board 8 10/18/2007