HomeMy WebLinkAboutPlanning Brd Min_2141990TOWN OF MANSFIELD, {TjFF�j
PLANNING BOqgJAJst Street, Mansfield, MA 02048
MINUTES 90 MAR 26 PH S: 10
FEBRUARY 14, 1990
PRESENT: Chairman Madan) Clerk McClanahan
PLANNERS: * *Caponigro, Flynn, Quinn
Shaun P. Burke, Director of Planning and Development
1. Meeting called to order at 7:30 P.M.
2. Clerk' Roper t
Correspondence
MANSFIELD
MASSACHUSETTS
Memo from Thomas E. Dwyer, Town Manager to all Department Heads RE: Preliminary
list of Annual Town Meeting Warrant Articles
Letter from Steve Benoit requesting a partial release for trees in Captain John
William
Letter to Karl Clemmey from the Town Manager Re: Petition for a zoning amend-
ment
Letter from Mansfield Cooperative Basil: RE: Riverwood Subdivision
Copy of letter- to the Mr. and Mrs. Ciavarra from the Town Manager RE: dangerous
intersection on Rt. 106.
Complaint for Whitetail Acres
Memo from the Town Manager to Shaun P. Burke, Planning Director RE: Articles
for the Town Meeting.
SRPEDD update
Tufts University: Seminar - Land Use Planning and Policy For the 1990'=_,
Annual New England Environmental Conference
MAPD
APA: Metroplan 2000 and the Growth Management Process
Bulletin Board --- Dooklet
Beacon Hill Update
Rodman Record
National Business Incubation Association - Conference: A New Decade of En-
terprise Development
Seminar: Construction Claims/project Planning and Scheduling
Massachusetts Housing Partnership
Conference: Underground Storage Tank Management and Hydrocarbon Contamination
Advertisement: THE MUNICIPAL COMPUTER SYSTEMS HANDBOOK
Means: Landscape Estimating
Construction Delays
New England Economic Indicators
ULI - Urban Land Institute Books
County Home Data
Attleboro Public Hearing Notice
1
i
Construction Claims Monthly
McCormic Institute Conference: "Land Use: Forgotten Key to Quality of Life"
Massachusetts Housing Report
Seminar: Planning For Substantial Growth: Tested Techniques and Prospects
State Register of Historical Places 1959
3. S :UO - Birch Tree Estates - continued Public Hearing
Chairman Madan introduced the Board Members, Planning Director, and Secretary to
the public.
Clerk McClanahan read the public hearing notice.
Michel LaCasse represented the applicant Konstantinos Boutas.
Michel LaCasse clarified that Konstantinos Boutas is the applicant and Nicholas
Carpeno is the owner of the land.
The applicant asked the Board for a postponement of their vote but to still hold
the public hearing so that the public could give input.
The Board took a two minute break so that the applicant could decide if he would
like the hearing to be continued and not opened for public comment or if he
would to open the hearing and take the chance of having the hearing closed and
the plan voted on.
MOTION: To continue the hearing in two minutes.
(Quinn - Flynn) All in favor. PASSES.
The applicant decided to have the hearing opened and request an extension of the
deadline.
Michel LaCasse presented the plan. The plan consists of 52 acres and 55 lots.
There are two wetland crossings of the Back Bay Brook
Ralph Mal= explained the drainage system.
The Clerk read the Department Head comments.
Correspondence was read.
Letter from Wendy St. Aubin in opposition of plan.
Letter from Janet Frances and Donald Frances in opposition of plan.
Memo from the Planning Director to the Planning Board dated February 14, 1990
Public Comment
Will Forbes - 131 Branch Street - Who is responsible for Back Bay Brook?
Sara Forbes - 1 Clinton Street - Expressed a concern of contamination of the
wetlands.
Sam Thompson - 56 Branch Street - expressed a concern of drainage problem
Paul Glynn - 53 Winter Street - expressed a concern for the drainage problem and
stated that the back: yard at 52 Branch Street was flooded last
summer after a bad storm.
Georqu Giles - 59 Branch Street - His entire backyard was flooded last summer
after a rain storm.
Dick Gonsalves - 155 East Street.
2
Board of Comment
Planner Caponigro - lots cannot be graded to put more mater on other lots.
This is not allowed.
Planner McClanahan - The applicant should go to the Conservation Commission
before they come to us again.
9:00 F.M. - Back Pay Circle - continued public hearing
MOTION: To continue the hearing for Back Bay Circle until the end of
Birch Tree Estates.
(Quinn-McClanahan) All in favor. PASSES
Planner Quinn - I would very much life to go for a vote tonight.
Planner Flynn - The boring, perk rates and groundwater rates should be
on the plan.
MOTION: To deny for this partial list of reasons:
A. The plan does not conform to the Mansfield Subdivision Mules and
Regulations:
Section II
E., Fee=_-
1. The plan has been submitted without the benefit of
the required filing fees.
Section III Procedure for Submission and Approval of Flans C.,
Definitive Plan
( f.
1. The plan as submitted does not show the length of
frontage for the Lots 1, 20, 32, and 37 as required
by this section.
2. The plan as submitted does not show complete
frontage totals for Lots 2, 4, 3, 13, 15, 16, 19,
21, 24, 25, 26, 28, 33, 34, 36, 37, 39, 40, 42, 43,
44, 45, 49, 50, 52, 53, and 55.
m. High water mark not shown on plan as required by
this section.
n. No data on soil borings or percolation test sub-
mitted as required by this section.
3. Environmental Impact Statement
1. The EIS refers to "small mammals and various
birds...' observed on the site." Yet. that
does not identify species.
3
2. The EIS states "front yard areas of future
home sites will be graded toward roadway..."
However, plans show the roadway being built
2 -6' higher than current lot elevation.
3. Wetlands flagged by Karl Drown - Has Con
Comm agreed with delineation?
4. EIS contains no statement about effects of
extensive filling on site.
5. EIS states that houses will use on -site
sewerage disposal systems (Page 3) and on
the next page (Page 4) states that the en-
tire subdivision will be connected to the muni-
cipal sewer system.
6. EIS refers to catch basins having "30 feet deep
sumps " - -these do not match the readings on the
detail sheets and will be difficult to clean
and maintain.
7. Without groundwater elevations, soil borings
and percolation test, it is impossible to
evaluate that portion of the drainage system
utilizing flow defusers, no soils or ground-
water- information provided for detention areas.
5. Provision of On -Site Information
R -O -W and drainage easements not marked in field as
required in this section.
Section IV Design Standards
A. Streets
1. Location
d. Lot A may be a reserve strip
e. Proposed street layout does not minimize
filling or altering of wetlands
2. Alignment
b. Minimum centerline radius of 2507 for
curved streets, as required by this section
is questionable in several areas.
f. Length of block from intersection of Adam's
Way and Joshua Lane to intersection of
Adam's Way and April Lane exceeds permitted
maximum by 276 feet.
4. Grade
a. Centerline grades are not shown on Pages 3
of 7 and 4 of 7.
4
Section V. Required Improvements For an Approved
Subdivision
C. Utilities
8. Drainage - The applicant proposes to use two box
culverts to channalize the Back Day Brook but pro -
vides no detail of said box culvert.
Zoning By -Lao!
1. Lots 25, 26, 27, 281 29. 30, 31, 32, and 33 were
not a part of the May 1, 1989 preliminary plan
submission. The current definitive subdivision
plan was submitted on December 1, 1989. Therefore,
it is my opinion that the above referenced lots
fail to conform to the Zoning By -Laws as amended
at the October- 161 1989 Special Town Fleeting.
Specifically, these lots do not conform to section
Schedule 4.2.1, DENSITY AND DIMENSIONSAL
REGULATIONS - RESIDENTIAL DISTRICTS for frontage
and setback. In addition, Section 4.8 WATERBODY
SETBACK AND PROTECTION, subsection 4.8.4 WETLAND
PROTECTION, Minimum Buildable Lot Area.
B. The subdivision will cause a traffic safety hazard- -
please see Lance Lawson's, traffic safety officer, comments
C. Reasons stated in Bob S'wanson's, Town Engineer, memo as they
relate to the plan - -copy attached.
(Quinn- Flynn) (4 -1) PASSES.
4. Back Bay Circle - continued oubiic hearing
Garen Bresnick addressed the Board and the public regarding the list of
waivers requested.
John P'armentier handed out a copy of the water drainage design.
Correspondence
Memo from Bob Swanson, Town Engineer
Letter from Garen Bresnick RE: Waiver- Request
Letter from Ted Mahoney
Public Comment
Mark Antine - Representive of the abutters - distributed a memo that stated
reasons for denial.
Roger- Poissen - Abuttors Engineer
Jon Colbert - 29 Kingman Avenue
Adrianna Castriotta - 30 Kingman Avenue
Adam Spilewski - 18 Thompson Street
5
Board comments
The Board was not comfortable with granting the twenty -eight (28) waivers
that were requested by the applicant.
MOTION: To close the public hearing to all but written input.
(Quinn- Flynn) All in favor. PASSES.
MOTION: To deny for the following partial list of reasons:
The Subdivision does not conform to the subdivision rules
and regulations in the following areas:
1. For the extension of Kingman Avenue, north of the intersec-
tion of Alma Street and Rockway. Station 3 +47 to Charles
Street:
Section IV.A.2.e Section V.B.2
Section IV.A.3.a.1 Section V.C.2.a.4.d
Section IV.H (Schedule A -1) Section V.D.2
Section IV.I Section V.E.1
Schedule A -1
2. For the portion that is now Alma Street being proposed as the
extension of Kingman Avenue, south of Rockway, from Station
0 +00 to 3 +47:
Section IV.A.2.b Section V.B.2
Section IV.A.3.a.1 Section V.C.2.a.4.d
Section IV.H Section V.C.2.g.5
Section IV.I Section V.D.2
Section V.E.1
3. Construction of Keefe Street turnaround:
Section
IV.A.2.e
Section
V.B.2
Section
IV.A.3.a.1
Section
V.C.2.a.4.d
Section
IV.A.5.b
Section
V.C.2.g
Section
IV.H
Section
V.E.1
Section
IV.I
(Quinn - Flynn) (4 -1)
PASSES.
5. Residential Compound Discussion - Michael Trowbridge
The residential compound would be located off of Mill Street. Michael
Trowbridge asked for the Board's input regarding procedures, location,
and the layout.
The Board suggested that he talk to the different department heads such as
Joe Sarro, Ben Couture and also to the Post Office for their input.
b. Adjournment
Clerk's Signature
d(--)U
Date of Approval
0