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HomeMy WebLinkAboutmin of planning brd 07/23/03 r Planning Board Minutes July 23, 2003 Tom French, Chair; Bernie Dolan, Clerk; Walter Jenkins, Fred Armstrong, Doug Annino [1. Meeting called to order at 7:30 p.m. [2. Correspondence 1. July 9, 2003 Minutes Motion: To approve as submitted (Dolan-Armstrong) All in favor. PASSES 2. July 17 letter from Mr. Riccio re: 12 Pratt Street site plan 3. Meeting notices Attleboro, North Attleboro, Easton, Sharon, SPREDD 4. Journal of the American Planning Association 5. Planning magazine 6. New England Planning newsletter 7. New England Real Estate Journal I 3. Form A Plans I Reservoir Street _ Gazzolo - The plan proposes to create 2 lots; one with the soccer bubble and the former MMAS building, the second with the cellular tower. Both lots have adequate frontage and area. Motion: To sign the Form A (Dolan-Annino) All in favor. PASSES r Essex Street _ Winslow - Lots 1 and 2 are in Mansfield; the others are in Norton. The plan has already been endorsed by the Norton Planning Board. Both lots in Mansfield have adequate frontage and area. Motion: To sign the Form A (Dolan-Armstrong) All in favor. PASSES 4. Subdivision Public Hearing Continued - Josephine's Estates - 2 Lots off Fruit Street - Riccio & Montaquilla The clerk read a request from the applicant to withdraw the plan without prejudice. Motion: To accept the withdrawal of the Josephine's Estates plan without prejudice (Dolan-Annino) All in favor. PASSES 5. Preliminary Subdivision Plan Review - Mary Estates - 2 Lots ofT King Street Ralph Maloon, RIM Eningeering, explained the plan showing existing 40-foot paper roadsm, which he is proposing to use. There is an abutter to one side who could use the road if it were built; Mr. Maloon said that abutter could get two lots under zoning, but has a lot of wetlands. Mr. Maloon's plan showed the high-water level of the river, as well as the loo-year flood plain line and wetland areas. r Mr. Maloon said the town engineer recommends asking town counsel about the applicant's right to use the paper roads. He said if and when a definitive plan is filed, he would provide documentation that the applicant has that right. I r He said the property is being divided into three lots, and he proposes to use part of Admiral Street because that paper road doesn't go to anyone's land. The site is in an R3 zone; he asked if the road can be kept private in that zone. Mr. French said he thought it could be, but it would still have to be buih to the town's standards. Mr. Maloon said there is a 40-foot right-of-way with no corner rounding easements, and the abutter could get two lots. Therefore, there wouldn't be more than five lots. Mr. Maloon said they are only proposing to build a portion of Mary Ave, not Admiral. Mr. Annino asked whether, if the street had been intended to be a paper street, it could become a private way. Mr. Dolan said that issue would have to be cleared up prior to a definitive plan being filed. Mr. Maloon said he would need waivers for the 40-foot right-of-way and comer rounding easements; he said with only five potential homes, 20-foot travel lanes may work. He said he would also need a waiver for the cul-de-sac, which is shown as having a 60- foot radius. Mr. Dolan asked who owns the beginning of Mary Avenue; Mr. Maloon said the parties on either side own to the middle, but the applicant has the right to develop it. He said the land in the back, which is very wet, could be donated to the town. (' Mr. French asked what other uses there might be for the property. Mr. Maloon said he could not think of any. Department Head Comments The clerk read comments from Lt. Towne, Mr. Gaffney, Mr. Lewis, Electric Department, and Mr. Sullivan. Board Comments Mr. Armstrong asked if the site would be on septic or sewer; Mr. Maloon said it would be on sewer. Mr. Armstrong said there would be issues with the third lot's proximity to wetlands. Mr. Annino said he would like to see the justification for the size of the cul-de-sac, as well as how emergency vehicles could access it. He said he was concerned about the legality of the entrance radius being on someone else's property. Mr. Annino asked. about the plans for the development of the abutting property; Mr. Maloon said that landowner had been to see Mr. Lewis because that property is very wet. He said it was possible the landowner may be grandfathered from the Rivers Act because of the age of the lots. Mr. Annino said he would want to see justification for the waivers. Mr. French requested a comprehensive list of the waiver requests. Mr. Maloon said he would likely request a waiver for a sidewalk on only one side. Mr. French said r I r there might be problems with grading the entrance to the roadway. He was concerned about the pavement width ofthe cul-de-sac. Mr. Dolan said he would not be in favor of 16-foot roadway, but would support 18 or 20 feet. Mr. Dolan asked if there is a place to put sidewalks on King Street; Mr. Maloon said the pavement is 20-22 feet wide. He suggested a sidewalk on King Street may be more of a benefit than one inside the development. Mr. French asked if King Street is a dead-end; Mr. Maloon said it is paved through to North Main Street. Mr. French said the board typically votes on preliminary plans to give the applicant some direction. Mr. Maloon said he has heard the board's opinions and concerns, and didn't feel he needs a vote. [Mr. Jenkins arrived at this time] Mr. Dolan said addressing the legal questions would be very important. He said he would like to see the land in the back go to the town, but said he wasn't sure three lots would be possible on this site. He said the roadway would have to be 18-20 feet wide, and noted the Fire Department's memo didn't mention the cul-de-sac radius. (' Mr. Annino said he appreciates the applicant coming in. [ 5. Around the Table The board discussed the work list for the August 13 workshop. Mr. Annino suggested including zoning or density incentives, especially for parking. Mr. Dolan asked Mr. Maloon if he had spoken to Mr. Feck about other options for the l2 Pratt Street site plan. He said the board was very concerned about the lack of parking at that site. Mr. Maloon said he had spoken with Mr. Feck, who feels that when the new train station is completed, there will be more commercial development downtown. Mr. Annino said while that may be true, the proposed building is not sensitive to the scale and character of downtown. Mr. Jenkins said things should be economically feasible, but with 8,000 square feet of office space and no parking, that building may not be. He said he might be more supportive of an all-residential use with adequate parking. Mr. Dolan asked Mr. Maloon to speak with Mr. Feck about reconsidering his plan. Mr. Annino suggested drafting a downtown Master Plan. He said architectural standards could be difficult to address, but suggested simple guidelines for downtown that may prevent boxy storefronts. Mr. French said he doubted developers would follow recommended guidelines, suggesting there would have to be actual by-laws. Mr. Annino said things that won't add substantially to developer's costs, but would add substantially to the success of downtown, should be considered. r I r Mr. French said he thought the board should concentrate on the downtown area, but said there are also other areas of town that should be looked at first. Mr. Annino presented standards adopted by the City of Lowell with some styles and guidelines. He suggested a simple, understandable draft downtown by-law. Mr. Annino said he had recently attended a conference about retail in urban areas, and would make some notes for the board. Mr. Annino suggested the developers of the Golden Triangle land be encouraged to come to the board before filing. Consensus was to focus on the downtown issues during the August 13 workshop. Mr. Dolan said he would like to look at temporary signs. r Mr. Dolan said during the July 9 Board of Selectmen's meeting, a member of that board said the Planning Board hadn't redone the Master Plan, that there were funds available and Mansfield should take advantage of the opportunity, and that the Master Plan was never approved by Town Meeting. Mr. Dolan said the statements were untrue because the current Master Plan is valid, and does not have to be approved by Town Meeting. He said he would like to go to the Selectmen to discuss this. Mr. Dolan said he was concerned about untrue statements being made on television and not being challenged. Mr. Annino suggested getting together with the Selectmen to discuss these issues, and said the board should support Mr. Dolan if he goes to a Selectmen's meeting. Mr. French said he was willing to visit the Selectmen and present the Master Plan timeline. He said he has only heard two people say the Master Plan needs to be updated, and said the board is planning to begin discussing downtown issues, which it believes is an urgent concern. Mr. Armstrong suggested a non-confrontational discussion with the Board of Selectmen. Mr. Dolan said at the same meeting, a member of the Board of Selectmen said the Planning Board had created an "island" out of the industrial park; Mr. Dolan said that proposal had been approved by town meeting, not just the Planning Board. Mr. Jenkins asked if going to the Selectmen's meeting without being on the agenda would appear confrontational. Mr. French said that was possible, but was concerned about waiting too long. (6. Adjoumment Motion: To adjourn at 9:30 p.rn. (Dolan-Jenkins) All in favor. PASSES Date of next meeting: August 6, 2003 at 7:30 p.rn. ~~'-b'-O~J.4 Signature of Clerk R - ~ -- OJ Date of Approval r r