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HomeMy WebLinkAboutPlanning Brd Min_271989PLANNING BOARD'S (0 ��� ((�� j� -•�� MINUTES FEBRUARY 7, 1989 I� APR 1 3199 � I Present:' Chairman Annino, Clerk Madan Planners: *Caponigro, Flynn, McClanahan, Quinn 4r r t t Richard Lewis, ''Acting Planning Director Michel LaCasse, `Planning Consultant Kelli Baker, former Chair of the Master Plan Advisory Council 1. Meeting called to order at 7 :40 P.M. at the Mansfield High School Auditorium. 2. 7:40 P.M. -= Public Hearing - Master Plan At 7:40 P.M., Chairman Annina opened the public hearing for the Master Plan. At 9:50 P.M. this public hearing was continued until February 14, 1989 at 7:30 P.M. in the Mansfield High School Auditorium. This public hearing was videotaped by Mansfield Cable Access Corporation. Planning Consultant Michel LaCasse explained the work of the Master Plan Ad- visory Council and their consultant, Cannery Associates. ;Mr. LaCasse then gave a brief presentation of the proposed master plan and explained some of the cur- rent zoning areas to be reclassified. Chairman Annino thanked the Master Plan Advisory Council for all their hard work and opened discussion to the public in attendance, asking that comments be limited in order to continue the hearing by 10:30 P.M. Michael P. Marizio, 857 School Street, Mansfield, representing Mansfield Citizens for Trash Alternatives, presented the Board with a statement regarding the placement of trash to energy ,and /or landfill facilities. Mr.'Morizio read his statement for the record. Richard Gordon, 407 West Street, Mansfield expressed several concerns regarding ; the proposed zoning changes, specifically Section 3.7.2., Mixed Business and Residential Use, of the proposed Zoning Amendment document; the`R3M Zone .'(for which he presented a petition to the Planning Board from 63 residents of that area who are adamantly opposed to the R3M); Cluster; Neighborhood Overlay. Mr.`. Gordon stated he feels the issues of affordable housing and surveys taken were not adequately addressed in the Master Plan. Gene Reilly of National Development Corporation received permission to speak and present visual aids regarding the FAR in the Industrial Zone. Maria Talbot, 683 East Street, Mansfield, spoke in opposition to the Neighbor- hood Business Overlay proposed for the area of Franklin and East Streets 'citing traffic, lack of Town sewerage and the fact this area is in the Water Protection District as potential problems. i Vincent Botti, 395 Willow Street, Mansfield spoke as the representative for ap- proximately 200 Citizens for Responsible Development and specifically asked that the Planning Board not allow the character of a residential neighborhood be ad- justed by 'special permit, particularly the Willow Street area and the Life Care facility proposed for that neighborhood. s 1 Planning Board's Minutes February 7, 1989 Page -2- C Edward Tartufo, 9 Brookside Road, Mansfield, stated his objections to allowing seven (7) story buildings' looking toward the future when zoning might once again change for those areas. Karl Clemmey, 750 South Main Street, Mansfield, spoke in favor of seven (7) story buildings, allowing ,them in the Industrial Zone along the highways only to be competitive with surrounding towns. Also, Mr. Clemmey feels this would bring` added tax relief to the Town of Mansfield without placing a burden on the school system. Mr. Clemmey also asked for clarification of the five acre stipulation for Agricultural land. Mr. LaCasse stated M.G.L. also has a five ,acre restric- tion for Agricultural land.' John Dunn, 395 East 'Street, Mansfield also spoke in opposition to allowing seven (7) story buildings and feels this could create "sight pollution As a',point of information, Mr. LaCasse explained they ,would only be allowed in the 1 -1 Zone by Special Permit. Edward Jaegar, 361 Williams Street, Mansfield, stated he had approximately one acre of land at his current address and has one horse. Mr. Jaegar asked what affect the five acre limit for Agriculture would have on him now and if he should wish to purchase another horse. Mr. LaCasse explained that Mr. Jaegar's property would be grandfathered. However, additional livestock would need a special permit. ( Mr.,Tartufo stated that with the current amount of space available for In- dustrial land, approximately 1112t� of the land in the Town of Mansfield could be used for high rise buildings, which he strongly objects to. Mr. Clemmey once again stressed the financial gains for the Town by allowing higher buildings, as Foxboro has done. Chairman Annino explained that the hotel currently existing in Foxboro was al- lowed with a variance as :their zoning allows three stories only. Mr. Clemmey stated the Quality Inn in Mansfield also received a variance. Mr. Morizio spoke in opposition to the proposed height of buildings, stating that zoning is there for the benefit of the majority of the people living in the community, not to benefit a few developers and land owners. Sandra Levine, 20 Walnut Street, Mansfield, expressed concern for the North Main Street and North end areas of Mansfield, specifically the lack of adequate park- ing. Mrs. Levine also stated her 'opposition to the R3M zone and stated she does ' not want to see the Industrial area encroach on this fully developed residential area. Mr. LaCasse spoke to the audience 'regarding the downtown parking problem and Mrs. Levine offered several suggestions for solving this problem. Chairman Annino stated the scope of the downtown development is so complex that it is really out of the realm of the Master Plan and should he something that 2 Planning Board's Minutes February 7, 1989 / Page 3 would require another set of studies and standards. Nicholas Zucchero, 355 Willow Street, Mansfield, spoke to the Planning Board about the Life Care facility location, specifically the fact Willow Street is a scenic road and such a facility would detract from the character of the neigh- borhood. John Colbert, 29 Kingman Avenue, Mansfield, stated cluster zoning ,appears to be allowed in all the residential areas, allowing townhouses and condominiums to be built in any section of Town. Mr. Colbert asked what the difference is between townhouses and rowhouses. Mr. LaCasse defined the differences and explained that cluster zoning would leave more open space - 35% with single family cluster and 50% for townhouses. Gary Cedrone, 880 West Street, Mansfield, asked when the trash to energy ,loca- tion would be decided and what procedures would be followed to bring such a facility into the Town. Chairman Annino stated trash to energy is not addressed in the Master Plan and that any questions as to the procedures for bringing the facility into Town could be asked of the Board of Health. Mr. LaCasse added that an article has been placed on the warrant for the Annual Town Meeting to extend the moratorium• on trash to energy facilities. Mr. Zucchero asked the Board if the Life Care facility would be considered multi - residences. Mr. LaCasse stated that Life Care is ,included in the Master Plan as a direct result of Town Meeting vote taken in April of 1988 allowing this use by Special Permit. Mr. 'Colbert asked the Planning Board if the proposed zoning amendment for the Kingman Avenue, Shield Street area , coming before To w n Meeting this year, would be included an the Master Plan of it is accepted by Town Meeting. Mr. LaCasse feels that the ,Master 'Plan should reflect what Town Meeting votes and also stated that the Planning Board does not want to make anyone non- conforming, which this particular zoning change would do. Mr. Gordon stated he strongly believes that cluster would mean multi - family homes, not single family homes. Michael Cadden, 12 Bungay Road, Mansfield, stated his objections to Industrial Zoning being included in Residential areas, specifically the area on Gilbert Street where the Peggy Lawton Cookie Factory is proposed. Mr. Cadden also spoke against cluster zoning because he feels strongly this will be for multi - family dwellings. Mr. `Gordon :stated that Connery Associates, at one of their sessions with the Master Plan Advisory Council, had stated that multi - family housing would be more / feasible than single family in the cluster zone. \ 3 Planning Board's Minutes February, 7, 1989 Page -4 Mr. Cadden asked how deeding of open space in the cluster zone would be addressed. Mr. LaCasse stated the land could be deeded to the Town, to Conservation or to the owners association. Mr. Annino stated once this open space is recorded on the deed, it cannot be changed. Steven Kessler, 3 Ephriam Drive, Mansfield, thanked Mr. LaCasse for his efforts in finalizing the - "Cedar Meadow" subdivision. Mr. Kessler asked if Connery As- sociates had addressed the ,potential growth for the Town as it relates to Natural Resources. Mr. LaCasse stated Connery`Associates recommended that the Town purchase another well site as soon as possible and this is being 'investigated. Constance Pietrafetta, 103 'Stearns Avenue, Mansfield, recommended placing a moratorium on building and asked if anyone has considered doing this until all the schools and public services are under 'control, Mr. ,LaCasse explained that a valid reason is needed to place a moratorium an building such as a danger to natural resources. M.G.L. states that this can only be temporary. Moratoriums create panic situations and the builder would have a lot of notice to pull building permits. Even with a moratorium, 'a Master Plan would still have to be done. ( Chairman Annino stated that so many subdivisions would be submitted before a moratorium went into effect that it would defeat the purpose. i Robert Shuffleton, <18 Canoe River Drive, Mansfield, asked if the lot sizes could be changed to 60,000 square feet rather than 30,000 square feet in the Agricul- ture Zone. Chairman Annino stated nothing could be done with subdivisions already approved but it was possible to change the lot sizes for future subdivisions. Mr. Clemmey asked the Planning Board how the Master Plan was formed. Chairman Annino explained that it was through joint meetings of the Master Plan Advisory Council, Board of Selectmen and Planning Board and through the public hearings. Mrs. Levine asked Chairman Annino to explain the future plans regarding the Master Plan. Chairman Annino stated there would be another meeting on February 14, 1989 at the Mansfield High School. Workshop meetings to address public input would then be held by the Planning Board. Following this, the Master Plan will be presented at a Special Town Meeting. Motion: 'To continue the public hearing for Master Plan until February 14, 1969 at the Mansfield High School auditorium. (Flynn- Caponigro) All in favor. PASSES. 4 Planning Board's Minutes February 7, 1989 Page -5- 3. Meeting adjourned at 9:50 P.M. DATE 5