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HomeMy WebLinkAboutPlanning Brd Min_11081995PLANNING BOARD MINUTES or rr J November 8, 1995 PRESENT: Chairman French, Clerk Sullivan PLANNERS: Bonda, Dolan, Flynn, McShane, Trombetta h ' u 1. Meeting called to order at 7:00 P.M. Motion: To appoint Planner Bonda Acting Clerk (Dolan - Flynn) Three in favor. One opposed. PASSES 2. Correspondence 1. Letter from Mr. Burke to Alexander Skene RE: Robyn Lane 2. Letter from Mr. Skene to Mr. Burke RE: Robyn Lane 3. Letter from Mr. Burke to John Walsh RE: Treetops 4. ZBA decisions - Royle - Granted; Broderick - Granted; Titus - Granted; Bertarelli - Denied; Bainton - Denied 5. Draft 1995 Open Space and Recreation Plan 6. Letter from Mr. Burke to Jack Smith RE: Hodges Brook Estates Phase I 7. Memo from Dan Clifford RE: Partial Release of bond - Stearns Hill Estates Motion: To release $37,532.07 (Flynn - Dolan) All in favor. PASSES 8. Memo from Dan Clifford RE: Partial Release of Bond - Balcom Ridge II and III Motion: To release $12,225.60 (Flynn - Dolan) All in favor. PASSES 9. Letter from Walter Meehan to William Williams RE: Williams Street bridge IO.Letter from Frank Goffredo to William Williams RE: Williams Street bridge 11.Letter from Mr. Burke to Attorney Mangiaratti RE: Williams Street bridge 12.Letter from Attorney Mangiaratti RE: Eastleigh Estates North Phase II I1.Minutes October 25, 1995 Motion: To approve as written (Dolan - Bonda) Six in favor. One abstention. PASSES 3. Public Hearing - Chandler's Estates The clerk read the public hearing notice and new correspondence. Michael Trowbridge, Hutchins - Trowbridge Associates, said he had addressed all the comments on a revised plan except for the realignment of the road. He showed the board a plan for a three -lot residential compound with one existing house and two to be built. Total area is 16 1/2 acre with a 430 foot long, 12 foot wide private road /driveway with gravel shoulders on either side built to existing grades. The property, including the road, will be maintained by the homeowner's association, but Mr. Trowbridge said the applicant planned to deed the remaining land, adjacent to the school complex, to the town. Public Comment James Ferarra, Branch Street said he owns land abutting the property, though Mr. Trowbridge had said he was not an abutter. Mr. Trowbridge said according to the Assessor's map, Mr. Ferarra is not an abutter. Mr. Armstrong, Branch Street said he was concerned about the amount of fill it took to build the existing house and asked how much fill this project would require. Mr. Trowbridge said they are not planning to use any fill for the road, as the site will be built to grade. Board Comment Planner Flynn asked if the property is in one ownership. Mr. Trowbridge explained Maystar Realty Trust owns the whole parcel. Planner Flynn asked about the distance to the property line of McGrail. Mr. Trowbridge said it is about 47 feet and because of the wetlands, they would not be able to go further away, but said the trees would be staggered along the driveway /road. Planner McShane asked about fill needed for the roadway. Mr. Trowbridge said they would need to fill for the houses, not the road, but that the Conservation Commission would limit the amount of fill allowed. He estimated 1,500 -2,000 yards for each house. Clerk Sullivan inquired about the height of the arborvitaes. Mr. Trowbridge said the would be four feet high. Clerk Sullivan asked if there was information on the water table. Mr. Trowbridge explained they had done test holes and found ground water at 139, the same elevation as the wetlands, with a two minute or less perc rate. Clerk Sullivan said the sloping drive seemed reasonable and asked about the sub -base. Mr. Trowbridge said it would be a 12 inch standard sub -base. Clerk Sullivan asked about the water main. Mr. Trowbridge said it would be an eight inch main with a hydrant at the end. Mr. Burke asked about the plans to put the water into a trench. Mr. Trowbridge explained he was trying to keep the drainage natural and keep the road at grade. Mr. Burke asked Mr. Trowbridge to explain the benefits of a residential compound compared to a traditional subdivision. Mr. Trowbridge told him there would be a lower development cost, the town will not have to maintain the road, and the developer will deed the open space to the town. He added there would be minimal impact to the neighborhood and no wetland filling. Chairman French asked about the elevation of the roadway where it crosses the wetland. Mr. Trowbridge responded the elevation is 140, with the ditch at about groundwater level. Chairman French asked about 10 and 25 year storm elevations. Mr. Trowbridge said he did not do either. Chairman French was concerned the 12 foot driveway would not be wide enough for two cars and suggested 14 feet. Mr. Trowbridge agreed. Planner Flynn would rather stay at 12 feet and keep the road further away from the property line. Planner Flynn asked about the open space. Mr. Trowbridge explained he had spoken with the Board of Selectmen, and if the plan is approved, the developer will deed the open space, about 12 acres, to the town. Planner Trombetta arrived at this point, 8:00 P.M. Motion: To close the public hearing (Flynn - Dolan) All in favor. PASSES ( Motion: To approve the special permit because it is an allowed use in the area, is in harmony with the neighborhood, it is advantageous to the town in open space acquisition and no additional maintenance. Within the 20 -day appeal period, the following conditions shall be met. The common driveway shall be 14 feet wide; the abutters shall be verified and properly placed on the plan; the elevation of the wetland area in the 10 and 100 -year events shall be established through drainage calculations; a 12 inch gravel road base shall be shown on the plan; a swale shall be installed off of Branch Street to intercept water and channel it into a natural flow area; the open space parcel will be deeded to the Town of Mansfield if acceptable to the Board of Selectmen. If the Board of Selectmen chooses not to accept the deed, the ownership of the open space will remain within the homeowner's association as open space to be left in its natural state in perpetuity. (Flynn- Sullivan) Planner Flynn - In favor. The application is harmonious with the neighborhood and is in keeping with the zoning restrictions of the area, and has a good use of open space. Planner Bonda - In favor for the above reasons. Planner McShane - In favor. Thank you for developing the residential compound, thereby reducing the density, and for giving the ( open space to the town Clerk Sullivan - In favor. This method of development will help protect the water system in the area. Planner Dolan - In favor for the above reasons. Chairman French - In favor for the above reasons. All in favor. PASSES 4. Form A (ANR) Plans Willow Street - Allen Willis - 2 plans These plans had previously been submitted, but the board did not sign them. The developer then had the lots approved as part of a subdivision plan and now would like the original Form As signed. The lots shown on the Form As have been released from covenant under the subdivision plan. Motion: Not to sign the plan for lots 2, 18 and 19 because the lots have already been created by the subdivision plan, no new lots are being shown on the Form A plan, and the applicant does not give any reason the plan should be signed. (Dolan - McShane) All in favor. PASSES Motion: To sign the plan showing "Remaining Land" to be broken up into 20A, 21A and 21B (Sullivan - Dolan) All in favor. PASSES 5. Public Hearing Continued - Eastfield Village - Folkman and Zola Builders Planner Bonda abstained from the discussion and left the room. The clerk read new correspondence and a draft decision. The board had the following comments on the draft, Planner Flynn requested condition 9f be amended to require a letter be sent to the Planning Board from Mr. Covett granting the drainage easement within the 20 -day appeal period, since the regulations require evidence of permission to be submitted as part of the subdivision application and that "prior to any construction" be eliminated from the condition. This amendment was acceptable to the board by a show of hands. Planner McShane asked that condition 9a contain a requirement for a connection from Bird Road via the approved Homefield Farm subdivision to Massapoag Estates to Maple Street to Eastfield Village, so that all the connections will have to be made first in order for Eastfield to get water. This amendment was acceptable to the board. Planner McShane suggested condition 8b, the sidewalk waiver, be removed since the sidewalk wouldn't connect to any other subdivision. This amendment was not acceptable to the majority of the board. Planner McShane was concerned the board never established a blasting radius and requested the far side of Lewis Road be included. He suggested adding the following to condition 9c: "...a pre -blast survey shall be conducted on all homes on Lewis Road and to the extent required by law..." Clerk Sullivan suggested adding to that with "...pre -blast surveys, including radon measurements, shall be conducted on all homes on Lewis Road and to the extent required by law..." These amendments were acceptable to the board. Chairman French requested condition 8a, the location of the drainage basin, read " less than 100 feet from the property line of the Covett parcel as shown on the Eastfield Village subdivision plan on 13 and 14." Chairman French suggested condition 8c require "smooth interior ADS pipe." These conditions were acceptable to the board. Mr. Folkman said he had agreed to the geophysicist for the blasting radius, but not to additional survey work. He said the board was allowing the radius to expand beyond 500 feet, but were not allowing it to contract if the geophysicist finds it unnecessary to go that far. Public Comment Mike Campbell, 6 Lewis Road, said Mr. Certuse's lot on Maple Street should be added to the mandatory list for a pre -blast survey, as he is a direct abutter. Rick Gleason, 14 Lewis Road, said a pre -blast radon survey will not indicate if there will be radon following the blasting and suggested requiring pre- and post -blast radon measurements. He added the water supply in the area is inadequate and Mr. Folkman's is a "Mickey Mouse" solution and that the area is not suitable for additional development, a problem the town should address. Motion: To close the public hearing (Sullivan- Dolan) Planner Flynn asked if Mr. Gleason's assessment of the water solution is correct. Mr. Burke explained that the proposed looping would increase in residual water pressure and maintain the requisite flow, and is not a "Mickey Mouse" solution. He said it would be a system improvement, although the degree of improvement may be open,for debate. Chairman French said he understood from Tata and Howard that with the 12 inch water line, water pressure at Massapoag Estates would increase. All in favor. PASSES Motion: To include Mr. Certuse's parcel on Maple Street to the mandatory pre -blast surveys. To change condition 9c to read "pre -blast surveys, including pre- and post -radon measurements shall be conducted on all homes on Lewis Road and the Certuse parcel on 983 Maple Street, Map 40, Lot 96. Clerk Sullivan suggested doing pre- and post -blast radon surveys for Lewis Road and Mr. Certuse, and having the geophysicist decide the pre -blast survey distance. Chairman French suggested two possible phrasings; "...pre -blast surveys and pre- and post -blast radon measurements shall be conducted on all homes on Lewis Road and the Certuse Parcel at 983 Maple Street and to the extent required..." or "pre- and post -blast radon measurements shall be conducted on all homes on Lewis Road and the Certuse parcel at 983 Maple Street, and a pre -blast survey shall be conducted as determined by the geophysicist..." One member of the board was in favor of the first option, with the remaining five in favor of the second phrasing. Planner Trombetta noted in condition 9f, 3.3.2.14 is the correct section to reference. Motion: To approve the plan with all of the above conditions, including: a letter from abutter George Covett agreeing to the grant of a drainage easement and a copy of this recorded easement shall be presented in accordance with Section 3.3.2.14 of the Subdivision Regulations to the Planning Board prior to any construction; a 12 -inch water line shall be installed by the developer from Bird Road via the approved Homefield Farms subdivision to Massapoag Estates, and be satisfactorily inspected by the Town and fully operational prior to the beginning of construction of Eastfield Village; the developer will supply the board with back -up data to support Tata and Howard's letter regarding water pressure; if blasting is necessary, there shall be an initial test blast done and recorded with a seismograph by a geophysicist acceptable to the Town. The geophysicist shall analyze the results to determine the total vibration level and to set a vibration limit for all subsequent blasts. The blaster shall utilize this limit in developing a blasting program and pattern to be submitted to the Fire Department. The blaster shall construct the blasting program to use time delays between blasts in order to further lower vibrations. Pre- and post -blast radon measurements shall be conducted on all homes on Lewis Road and the Certuse parcel at 983 Maple Street and pre -blast building surveys shall be conducted as determined by a geophysicist acceptable to the Planning Board and to the extent required by law and beyond as determined by the geophysicist and approved by the Planning Board; the hill on Lot 2 shall be regraded in conformance with proposed contours shown on the plan in order to maximize sight distance; Lots 10 and 11, abutting Town -owned land, shall be labeled open space lots and no development shall occur on these lots for a period of three years; a letter from Fire Chief Edward Sliney, Jr., saying the water pressure is at an acceptable level for a fire emergency after a water main connection from Bird Road to Homefield Farms shall be presented to the Planning Board; all amendments and all department head comments shall be addressed. (Dolan - Trombetta) Five in favor. One opposed. PASSES 6. Site Plan Review - 105 Forbes Boulevard - Makita Scott Pryor, Keller Co., explained the parking expansion would be for a Chrysler Corp, training center with an addition of 24 parking spaces at the back of the building for a total of 61 spaces. The footprint of the building will remain the same. Mr. Burke explained the minor changes to the site trigger the landscaping requirements and said the applicant had provided a detailed landscaping plan. The clerk read the correspondence. Mr. Pryor explained there would be lighting on the building to illuminate the parking area and said the spaces are all full- sized. He agreed to the need for a stop sign at the exit onto Forbes Boulevard. The applicant is checking on the possibility of hooking up to sewer. Drainage calculations have been submitted to the Town Engineer, who had no concerns. Clerk Sullivan asked if the drainage system would be hooked up to the street drainage and was told it would, since the line and basins have the capacity. Motion: To send the Building Inspector a positive recommendation with the understanding that all parking spaces will be full- sized, the building will be connected to sewer, a stop sign will be added at the exit onto Forbes Boulevard, the exterior lights on the building will be shown on the plan, and all other department head comments will be addressed. (Sullivan - Dolan) All in favor. PASSES 7. Around the Table Planner Trombetta asked if, following the negative Town Meeting vote on the school projects, it would be possible to postpone the municipal projects and phase in the schools. Mr. Burke said articles have been revisited and amended in the past, but while it could legally be done, politically it may not be likely. Planner Bonda said she had heard Braintree was permitting a subdivision that would require blasting and would try to find out how they were dealing with it. Planner Dolan said he thought the abutters to Eastfield Village got more than they would have in other towns and the board went further than necessary in protecting the citizens' rights. 8. Adjournment Motion: To adjourn at 10:45 P.M. (Dolan - Bonda) All in favor. PASSES Date of next meeting: Wednesday, December 13, 1995 at 7:00 P.M. i S ature of Clerk Date of ,proval