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HomeMy WebLinkAboutPlanning Brd Min_6191996PLANNING BOARD MINUTES June 19, 1996 �° JUl -� I ; ; ,' (� : c PRESENT: Chairman French, Acting Clerk McShane PLANNERS: Dolan, Flynn, Penney 1. Meeting called to order at 7:30 P.M. ` 1 l `' Motion: To appoint Planner McShane Acting Clerk (Dolan- Penney) All in favor. PASSES 2. Public Hearing - Mansfield Oil Company - 945 East Street - Special Permit The clerk read the public hearing notice. Chairman French advised the applicant that as this is a special permit, five affirmative votes would be needed for the approval of the plan. David Manoogian, attorney for the applicant, said that was acceptable and his client preferred to go ahead with the public hearing. Attorney Manoogian presented the plan and explained the site had received a special permit in 1992 for the office because it is in the Water Protection District. %That special permit included a condition that there be no additional construction. A 4'x19' addition for storage of the oil burner which heats the office became necessary, and the Building Inspector ruled it required an amended special permit. Public Comment There was no public comment on this application. Board Comment Acting Clerk McShane asked if the oil tank enclosed in the addition would only be used to heat the office. Attorney Manoogian said the oil in that tank would not be for sale and would only be used for the building on site. Planner Dolan asked if the tank is standard sized. Tom MacDonald, Mansfield Oil, said it was, and showed the board photographs of the tank inside a secondary containment unit. Planner Penney asked about the addition, and Mr. MacDonald explained he had enclosed the tank with leftover material from the construction of a garage, and Mr. Cook determined it to be an addition requiring a special permit. Attorney Manoogian explained the addition is not part of the initial footprint covered in the 1992 special permit. Chairman French asked if the applicant would be comfortable closing the public hearing at this time. Attorney Manoogian responded he would. Motion: To close the public hearing (Flynn - Dolan) All in favor. PASSES Planner Dolan said he had no problems with the plan and thought the secondary containment for the oil tank was a good idea. Motion: To approve the special permit for Mansfield Oil Company, 945 East Street, as drafted by Mr. Burke and including all conditions. (Flynn - Dolan) Planner Penney - In favor. The application meets the standards required by the zoning by -law. The applicant is trying to protect the wetlands and groundwater with the secondary containment unit, and the enclosure helps to keep any runoff from hitting the ground. Planner Flynn - In favor. The addition will be less detrimental to the Water Protection District and the application does not derogate from the intent of the zoning by -law. Acting Clerk McShane - In favor. I do not see this as an expansion of the existing business and it is a good design. Planner Dolan - In favor for the above reasons and because warm oil is more environmentally friendly. Chairman French - In favor for the above reasons. All in favor. PASSES 3. Public Hearing - George Fram Estates The clerk read the public hearing notice and a request from the applicant to continue the public hearing to June 26, 1996. Chairman French explained to the audience that because this is a special permit and there are only five Planning Board members present, the applicant would need five affirmative votes for the approval of the plan, and therefore requested a continuance in the hopes all seven members will attend the meeting of June 26. David Young, 514 Bird Road, asked if he could ask some general questions. Chairman French agreed. Mr. Young said this development has been compared to Bay Brook Farm and asked what the similarities would be, as he had checked the zoning by -law for the definition of open space and it references grass and plantings. Mr. Young said the site is heavily wooded and contains trash and broken glass. Therefore, he said he did not see how the plan meets the zoning by- law's cluster requirement. Chairman French explained there are two pieces of the site, one in front of the power lines, where the houses will be, and the other behind the power lines, where the open space will be. Mr. Young said he did not see how the back piece would be of any use for recreation purposes, especially since it is separated from the houses by the power lines. He was further concerned the lots and houses will be small, and will bring down the values of the surrounding properties. Chairman French said he thinks the applicant's position is that the land in the back is valuable as open space because of its location on the Canoe River and availability to the subdivision residents. Mr. Young said the easement is full of trash, glass, and thick woods, making access difficult. Planner Flynn suggested a site walk. Clerk McShane explained that when the board looks ll a plan, it Acting ments are usually smaller and fewer lots considers density, and cluster develop than what a traditional subdivision would be. Kevin Donnelly said the board m nicpal facil't es which he. said are near oor at adequacy capacity, and there would project, including 1 district, capacity in many areas. He added the schools are near also be a fiscal impact to the town. He said the site's in the water guppy laces and larger and fewer lots would be better for the town. He said he a housing option. much benefit to putting small hou so th 0 small lots, and said s Would not be removhng are other p in town people could buy homes, round water is really the only one of Mr. Donnelly's ecial permit such as this, the Chairman French said g explained issues the board has any latitude over, and with asp Board He roved for a traditional subdivision, which could be board has more latitude than it does with a traditional subdivision. the site has already been app moratorium, so the Planning built tomorrow• He said there is no buiidmg acts. is limited in its ability to look at issues like schools and fiscal e hearing until after suggested doing a site walk and continu the hearing to June 26, Planner Dolan suggested continuing July 10> 1996. Chairman French the applicant's presentation and the abutters' fter hams, t en ( 1996, hearing leting the public hearing a site walk and comp to June 26, 1996 at 8:00 P.M- scheduling public hearing Motion: To continue the (Flynn - Dolan) Allinfavor. PASSES q• Correspondence specifically that 1. Minutes June 5, 1996 for Stearns Hill Estates. Planner Penney asked that for part al release of surety for minutes, a n 2 be lia's comment on page two, paragraph he abstained from the vote or p He also asked that Mr- Pag amended to read "all that remains to do" 3 be changed to Planner McShane asked that the default discussion on page read Mr. Clifford would do the inspections and report to the board, the ers in default... arking lot be amended to W could find the develop lot downtown fronting on the ea so did not think there should be a parking to p Omment on the street. Motion: To approve the minutes l in favor1ePPASSES (Penney - Dolan) of the Order 5, Form A (ANR) Plans School Street - the engineer has addedeets and bounds and a cop ( of Conditions was included with the plan. Form A Motion: To sign the For (Dolan - Flynn) Four in favor. McShane abstained. PASSE 6. Around the Table Planner Penney asked about the potentially productive aquifers discussion. Acting Clerk McShane told him SRPEDD has Mansfield's maps. Planner Penney said he had spoken with a DEP representative, who said they would send a set of the maps to the Planning Department. He suggested looking at the Tata and Howard studies to identify potential well areas. 7. Adjournment Motion: To adjourn at 9:15 P.M. (Dolan- McShane) All in favor. PASSES Date of next meeting: June 26, 1996 at 7:30 P.M. Signature of CldK Date of Approval