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HomeMy WebLinkAboutPlanning Brd Min_611994PLANNING BOARD MIN JUNE 1, 1994 PRESENT: Chairman Madan, Clerk Sullivan PLANNERS: Annino, Bonda, Flynn, French, Shaun P. Burke, Director of Planning and 1. Meeting called to order at 7:00 P.M. D 94 AIN --9 PH 2: 49 JTES d t 1LLi� CIiUSE ( 1S McClanahan Development 2. Public Hearing Continued - Carleton Estates Motion: To appoint Planner McClanahan acting clerk. (Flynn - Bonda) All in favor. PASSES. 4 Michael Trowbridge, Hutchins - Trowbridge Associates, showed the board how he arrived at a sight distance of 255 feet by using a sight easement, which he showed on the plan and which will be shown on the deed. Motion: To close the public hearing. (McClanahan - Bonda) All in favor. PASSES. Motion: To approve the definitive subdivision plan with all of the requirements listed on the draft decision. (McClanahan - Flynn) All in favor. PASSES. Clerk Sullivan arrived at this point. Preliminary Plan Review - Carole Estates Ralph Maloon, RIM Engineering, presented the plan for 9 lots off Bird Road. He said the applicant was considering filing the definitive plan as a residential compound. Motion: To approve the plan with all department head and board comments, especially concerning wetlands, method of sewerage disposal, and the possibility of filing as a residential compound to reduce the impact of the project on wetland areas. (McClanahan- French) All in favor. PASSES. Preliminary Plan Review - Top of the Hill Estates Ralph Maloon, RIM Engineering, presented the plan for 67 lots off Stearns Avenue. Clerk Sullivan asked if any test holes had been done. Mr. Maloon said they had not. Planner McClanahan asked if the applicant was proposing to use a 12 inch water line. Paul Folkman, one of the applicants, said he would look into that on the definitive plan. Motion: To deny the plan due to road lengths, potential water /fire flow problems, the lack of looping utilities, the lack of information on Lot 56- and the depth of the sewer. (Sullivan - Bonda) Four PASSES. in favor. Two opposed. 5. Preliminary Plan Review - Four Js Estates Michael Trowbridge, Hutchins - Trowbridge Associates, presented the plan for 63 lots off Oak Street. Leonard Flynn said he was concerned about losing access to approximately 300 acres of conservation land adjacent to the project. Mr. Burke suggested if it could not be resolved by the time the definitive plan is filed, the applicant make the lots abutting the conservation land common land. Planner French asked if the applicant would be filling more than 5,000 feet of wetlands. Mr. Trowbridge said yes, and that they would be going to MEPA. Mr. Trowbridge asked the board how it felt about the project having one point of access rather than two. Mr. Burke suggested a residential cluster. Mr. Trowbridge asked if the board would waive one of the sidewalks in the subdivision if the applicant put a sidewalk on Oak Street. Chairman Madan said the board would consider it. Planner Sullivan asked if any of the site was land court land. Mr. Trowbridge told him it was not. Mr. Burke said it would have to be determined whether a conservation right of way exists on the site. Mr. Trowbridge said he did not,think providing access would be a problem. Planner Annino arrived at this point. Motion: To approve the plan with all department head and board comments, with express concern given to the right of way into Great Woods parcels to be determined before a definitive plan is submitted. (Flynn - McClanahan) Planners McClanahan and French suggested the applicant consider a residential cluster. Planner Flynn said that should be up to the applicant. Six in favor. One abstention. PASSES. The board arrived at a consensus that it would like the applicant to consider a residential compound. 6. Preliminary Plan Review - Woodland Park Ralph Maloon, RIM Engineering, presented the plan, which was approved in 1976 but never recorded. Mr. Maloon said everything was the same as the original except the lot shape, including the probable need for a pumping station. He said he was working on an alternate route for the sewer where a pumping station may not be required. Planner Flynn asked if there was sufficient distance between intersections. Mr. Maloon said they had put the roads on top of existing paper streets as much as possible. The applicant had planned to ask the town to abandon the original paper streets. Mr. Burke said he was concerned about potential legal problems of the board endorsing a plan where subdivision lots cross over existing paper streets, Clerk Sullivan said he was concerned about the paper streets being used without first being abandoned and about the requested corner rounding easement. Planner Flynn said she would like to see some open space lots. Motion: To approve the plan with all department head and board comments, with special consideration given to the elimination of two short cul -de -sacs and the applicant making an attempt to tie into existing roads. (McClanahan - Sullivan) Planner Annino said he would like to see existing vegetation and the distance of the site to existing homes on a definitive plan. All in favor. PASSES. 7. Preliminary Plan Review - Woodlot Estates Cynthia McCarthy, Dunn- McKenzie Engineering, presented the plan. Applicant Karl Clemmey said there were questions on two deeds, which he would have cleared up and bring to Mr. Burke. Mr. Clemmey said he was willing to work with the town to fix the flooding problems in the area and to discuss connecting his roads with the abutting preliminary subdivision, Woodland Park. He also said he is willing to make the entrance to his subdivision on Branch Street instead of South Main Street. Ms. McCarthy said the project would be sewered but they would use existing brook crossings, so they would not cross the wetlands again. She said there would be two retention areas. Clerk Sullivan suggested using oil /water separators rather than hoods. He also told her test pits would be needed. The board was concerned with the length of the proposed road. Ms. McCarthy said they could reconfigure it to make it less than 1,200 feet. Planner French asked about the drainage; Ms. McCarthy said the lots would drain into the brook. Planner Annino requested the applicant show detail of the brook crossings on the definitive plan. Planners French and Bonda said they would like to see the roads reconfigured to a maximum of 1,200 feet. Motion: To approve the plan with all department head and board comments, with the suggestion the applicant work closely with the adjacent subdivision applicant to loop the streets together. (Annino- McClanahan) All in favor. PASSES. In a straw vote, the board told the applicant they were in favor of exploring a residential cluster or compound. 8. Correspondence 1. Letter from Michael Trowbridge, Hutchins - Trowbridge Associates requesting the board reconsider its votes on Back Bay Circle and Winslow Estates. Motion: To reconsider the vote on Back Bay Circle. (French- Annino) All in favor. PASSES. Motion: To deny the preliminary plan based on department head comments. (Annino - McClanahan) Six in favor. One abstention. PASSES. The board had voted to reconsider the vote on Winslow Estates at its May 25, 1994 meeting. Motion: To deny the preliminary plan based on the department head comments. The board would like to see the road moved in order to minimize the impacts of the drainage swale in the subdivision. (Annino - McClanahan) All in favor. PASSES. 2.' Memo from Daniel Clifford, Subdivision Inspector RE: Bond release for Vickery Estates. Motion: To approve the release of funds. (Annino- Bonda) Six in favor. One abstention. PASSES. 3. Form J Bay Brook Farm to be signed. 4. Memo from Engineering Department RE: Whitetail Lane. Motion: To send the Engineering Department a letter asking them to come in to explain their plan for the intersection improvements, as the board still has some concerns. (McClanahan - Annino) All in favor. PASSES. 5. Letter from Carole Andrews RE: Cobbler's Corner. Planner McClanahan left the meeting at this point. 6. Letter from Robert Mangiaratti, Town Counsel RE: preliminary subdivision plan modification. 7. Letter to Paul Folkman, Folkman Zola Builders, from Ralph Maloon, RIM Engineering RE: Weaver Lane drainage. 8. Letter from Ralph Maloon RE: Baybrook Farm Form A filing fees. Motion: Not to waive the filing fees. (Annino - Flynn) All in favor. PASSES. 9. Letter to Steve Smith, SRPEDD from William F. Williams, Town Manager RE: grants. 10. Minutes May 25, 1994 Motion: To approve the minutes as written. ( Bonda- Annino) Five in favor. One abstention. 11. ZBA petition for appeal by Karl, Carole and Elizabeth Clemmey of the building permit for Great Woods. Motion: To send the ZBA no recommendation because of the board's limited legal knowledge of the case and case law pertaining to the appeal. The board thinks it would be more appropriate for Town Counsel to respond to this. ( Bonda- French) Five in favor. One opposed. PASSES. Around the Table Planner Bonda said she was concerned about surplus removal activities going on without the proper permits. Motion: To send the building inspector a letter regarding surplus removal activities; (French - Annino) All in favor. PASSES. Planner Flynn said she was discouraged that parts of Norton had been made a tax incentive area. She was concerned that Mansfield may have to sacrifice its conservation efforts so Norton can get tax relief. Chairman Madan suggested the contacting the Board of Selectmen about starting a suit against the state on this issue. Motion: To send the Board of Selectmen a letter of the Planning Board's support for a suit against the state. (Flynn- Annino) All in favor. PASSES. Chairman Madan suggested the board look into making regular subdivisions special permit projects and residential cluster projects by right. He suggested coming up with a work list of changes the board would like to make to Chapter 40A. 10. Adjournment Motion: To adjourn at 11:00 P.M. (Sullivan- French) All in favor. PASSES. Date of next meeting: Wednesday, June 22, 1994 at 7:30 P.M. Date S' ature of Clerk of ApIfroval