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HomeMy WebLinkAboutPlanning Brd Min_7101996PLANNING BOARD MINUTES f July 10, 1996 PRESENT: Chairman French, Acting Clerk Dolan P:; "'" I, PLANNERS: Benda, Flynn, McShane, Penney Shaun P. Burke, Director of Planning and Development j 1. Meeting called to order at 7:30 P.M. Motion: To appoint Planner Dolan Acting Clerk . (McShane - Bonda) All in favor. PASSES 2. Correspondence 1. Minutes June 19, 1996 Motion: To approve the minutes as written (Dolan- McShane) Four in favor. Bonda Abstained.. PASSES 2. Minutes June 26,1996 Motion: To approve the minutes as written (Bonda- McShane) All in favor. PASSES 3. ZBA applications East Street - Mansfield Oil - variance from sideyard setback and to amend the previous variance requiring landscaping along the frontage Motion: To send the ZBA a positive recommendation on the sideyard setback and suggest plantings be required along the frontage except in the area of the concrete driveway access, as shown on the plan listed as Exhibit C, provided visibility is not impaired. (McShane - Flynn) All in favor. PASSES Old Elm Street - Lavallee - variance from sideyard setback Motion: To send the ZBA a negative recommendation because the application substantially derogates from the intent of the zoning by -law, and out of concern for the neighbors, who assume they have the sideyard setback protection. (Flynn- Bonda) Three in favor. French and McShane opposed. PASSES Park Avenue - Dixon - finding for the addition of a deck and porch, which will not cause any additional non - conformity. Motion: To send the ZBA a positive recommendation because the addition will not cause any additional non - conformity. (Flynn- Bonda) All in favor. PASSES 4. Letter from Attorney Mangiaratti RE: Eastleigh Estates agreement 5. Letter from Jennifer Crotty, Administrative Secretary, RE: resignation 6. Letter from Shaun Burke RE: Acceptance of Resignation 3. Public Hearing - Sturbridge Estates Sewer Modification The clerk read the public hearing notice and a memorandum from the Town Engineer. Ralph Maloon, RIM Engineering, explained the proposal to extend sewer from Mill Street and East Street easterly along East Street to Cooper Road and through Sturbridge Estates to the Tara Estates property line. They will provide service to each house via an easement rather than cut the street. Mr. Maloon said the town had been concerned the pipe would be big enough to be extended in the future. He presented a report on the pipe size and a map showing what could be connected in the future, including Tara Estates, Alchemist Court, Northridge Estates, and Eastleigh Estates, or 127 lots. He said it was possible a portion of Tara Estates I, Eastfield, and Massapoag, plus the town -owned land could be connected, for a total of 278 lots. Mr. Maloon explained there would be capacity for any existing lots that could be sewered. Mr. Maloon reminded the board that Mr. Zola had previously requested one sideline of the road be moved out, but presented an alternate proposal to increase the radius and maintain the 50 foot road by sliding the road over and creating a slight bend. Public Comment Mark Levine, One Cooper Road, said his view of a nearby business is blocked by a line of trees and asked if there would be any way to replace that buffer. Chairman French explained the easement has to be kept open and free of trees. Mr. Folkman said he would like to meet with the homeowner to get a better idea of the situation, though he is willing to work something out. Robert Alexander Bean, 974 East Street, asked if he would have access to the sewer. Mr. Maloon explained he would, as the developer would be installing it to the property line, which would be approximately 42 feet from the side of Mr. Bean's house. Mr. Bean asked why the line couldn't be brought to the front of the house, making less expensive for him to tie in. Mr. Folkman said they would put the tie -in wherever he wanted it, but he should consider where his pipes come out of the house and whether it would be more expensive to rearrange his piping to come out the front, or to connect from the side. Mr. Levine asked where the sewer would be hooked up. Mr. Maloon said it would go directly from the sewer to the house, after the existing septic systems or cesspools are pumped out, crushed, and filled. Mr. Folkman explained they would not have to tie into the new sewer immediately, but that would be required upon conveyance or failure of the septic system. Paul Frisoli, 20 Shannon Lane, asked how many buildable lots are along the sewer line, saying he currently has a drainage problem and was concerned more impervious surface would increase the problem. Mr. Folkman said there are currently five unbuilt lots in Sturbridge, and explained all the drainage from Sturbridge goes into that subdivision's drainage area. If the sewer is not approved, he said three of the unbuilt lots could be built, one was a possibility, and the last probably could not be, so even without the sewer, three or four of the unbuilt lots would be built. Mr. Burke said he thought when the subdivision was permitted, the design engineer took all the lots into account when doing the drainage calculations, so tra in g s stem wasldesigned properly Mr. nd was concerned that paving new areas drainage Y would make his problem worse. Planner Penney arrived at this point Charles Atchison' Coop t er Road, asked i1Taraa, Sturbridge Mr. Fokm n said that cou dbe done would be Conn as early as this fall, but definitely within the next two years. date. Atchison asked n s at a if residents a would be will e to laterals t to each house t the time of instal ation.aMr.id they co the cul -de -sac island; Mr. Atchison said he and his neighbors had been keeping up Folkman said he would take a look at that area. Sean Brumble, 25 Cooper Road, asked about construction impact on Cooper Road Extension. Mr. Folkman said the roads would be connected with the sewer stopping at the Sturbridge property line, and at the time of sewer installation, the binder course for the road connection would be placed. Board Comment Planner McShane asked about the cost to connect. Mr. Maloon said that varies, ° depending on the difficulty, b the would average co L,5ct d Mr Maloon said all the McShane asked how many houses houses on Cooper Road, 13 services, would be connected. 13 an ld be connected. Sturbridge has 29 lots, five of which are unbuilt, but only Stu ridge a said some houses on East Street and some on the easement route would be connected. Planner McShane said if the calculations are done based on Title V, there will be capacity for 260 homes, but if they are done based on the consultant's design, there will be capacity for 728 homes. Mr. Maloon said it doesn't have to be that McShane said his primary sized for that many. Planner t the pipe is s concern is that when sewer is built, there will be additional development, and many, bu asked how many of the hobased on the flow calculations built. from Fthe�an already es that can connect are said the numbers are hypothetical percent of the houses that can tie consultant's report and Title V. He estimated 90 in are already built or permitted, a would if y be getting one lot that currently Ong won'tda perk. He won't perk. He said he didn't know about unbdabhat part of town has failing le lots in other but said the sewer is sized so that if in 10 -15 years, septic systems, the sewer is already there and sized properly. Mr. Zola said Stearns Avenue already has sewer, so this won't benefit anything north of that, leaving the area to the right of Stearns and the existing homes, so not many can be added. Mr. Maloon added the town -owned land would also be able to connect. Mr. Burke said Tara I has one unbuildable lot, Alchemist, Tara II, Northridge, and Massapoag have none, Eastleigh Estates has four unbuildable lots because of wetland issues. Mr. Folkman said they are trying to make their one or two unbuildable lots buildable, but said this is an area of critical environmental concern in the watershed, and the town would be getting the sewer put in by someone else. In 10 -20 years, the town could add 200 -250 homes and the capacity will already be there. Planner McShane asked about current capacity and how much this would use up. Mr. Folkman said he did not know. Mr. Burke said the capacity fluctuates depending on the season, there is less during the summer and fall. Planner McShane asked what would happen to the unbuildable lot if the sewer is not approved. Mr. Folkman said they would retain it and eventually the town would extend the sewer. Mr. Burke said this is an area of critical environmental concern within the Zone II area, so for environmental reasons, it makes sense to sewer the area. He explained capacity in the existing town -owned line isn't the issue, since that was sized big enough when the East Mansfield sewer was done. He said if the developer does this, the town won't have to do it when the systems eventually fail. With this, the developer gets one lot, but the town gets good long -range planning. He said the easement is privately held, so if the town had to do the sewer, it would have to take the easement by eminent domain. Mr. Burke said the second issue is the street, saying with Mr. Maloon's proposal, it starts and ends at the same points it did before, so there has been no big change, keeping in mind the abutters' concerns about the buffering and the island. He said if the street is accepted as a public way, the town would also accept the easement. A resident asked if the town had any plans to bring water to the area. Mr. Burke said he had heard no discussion of that. Mr. Levine asked about a timetable for the sewer installation. Mr. Burke said he thought the board could ask for a construction schedule as a condition of approval, but it would have to be completed within the two year time frame. Mr. Levine asked how close to the easement he would be able to build. Mr. Burke explained it would be the same as now, as long as nothing permanent is placed on the easement. Mr. Levine asked what the sewer would add to the water bills. Planner Penney estimated they would double. ( Planner Penney said it had been a Sewer Commissioner policy not to allow easements across private property, and asked if there would be any way to bring the sewer in through East Street. Mr. Folkman explained the sewer line comes in from the back of the Mansfield Meadows apartments, and Mr. Maloon said coming from East Street would require a lift station. Planner Penney asked if the eight inch main would handle the 260 homes. Mr. Maloon said it could potentially handle 700 homes. Planner McShane asked about the cost of the project. Mr. Zola said there would be 1,800 to 2,000 feet of sewer line at a cost of about $60,000 to $80,000. Planner Flynn asked what could be done about the buffering. Mr. Burke suggested staking the center line of the easement to determine where the pipe will have to go, then plant around it. He said enough of the easement would have to be cleared so the equipment can get through for repairs. Mr. Folkman said he is willing to work with the residents. Mr. Zola said he thought the residents were more concerned with a visual buffer than with the noise from the business. Mr. Maloon said he would stake the center line. Motion: To continue the public hearing to July 17, 1996 at 8:45 P.M. (Dolan- Flynn) All in favor. PASSES 4. Discussion of Stearns Hill Estates Sewer Modification Ralph Maloon, RIM Engineering, explained his proposal to modify the plan as approved because the sewer line was approved at depths of up to 34 feet. He suggested putting five houses on grinder pumps, with each lot having its own force main. Mr. Folkman told the board they had not yet gone to the Sewer Commissioners with this proposal because the Town Engineer, Lee Azinheira, suggested they discuss it with the Planning Board first. Mr. Folkman said Mr. Azinheira told him if the Planning Board was satisfied and the technical issues were worked out, he would recommend the Sewer Commissioners approval the proposal. Mr. Folkman said this proposal would allow for easier maintenance than the approved sewer, which was very deep. Planner Penney suggested running the force mains in the roadway rather than on private property. Mr. Maloon said that was no problem. Mr. Zola agreed. Chairman French noted Clerk Sullivan had wanted individual force mains to a grinder pump. Mr. Burke said the town would own the force mains unless it granted the homeowners easements. He added the line is in the middle of the road at Jameson Court. ( The clerk read a memorandum from the Town Engineer and a letter from Mr. Maloon. the deep cuts and Mr. Burke said he agreed with Mr. Azinheira that eliminating five grinder pumps would be in the town's best interest. deep, , b t the adding stem gravity and to go reminded the board that time toldlh m to make thenvhole system deep, butt e Town Engineer at as deep as necessary. try to avoid Planner Penney said this is a good compromise, but asked they running the lines throug h P rivate property' orts the concept, and then Mr. Burke told the board it should decide if it sup public hearing. Planner Dolan said he liked Meth the whether it requires a p Motion: To support the concept of the modification rasa strip. relocation of the force main to within the g (D location of Five in favor. McShane abstained. PASSES require a public hearing, Planner Dolan said he and not adding iteorrnisept,vould e as a field since it is eliminating public hearing and deal with the change to the board for Motion: Not to require a p plans be brought modification. To request the modified a formal vote- r ie abstained. s (Flynn- Dolan) Five in favn o erCommi Commissioners for approval' Mr. Folkman said they would beg o g t the and a letter from the Planning Board would help. Planner Penney left at this point. 5. Around the Table et something in writing from Mr. Kreutzg r another Master Plan meeting with him. He said he expects Mr. Burke said he would like tog reed. The board before scheduling something within the next few w weeks. SchootCommittee before that. Mr- discussed scheduling a meeting for August 13 or 15 with the School Burke will try to schedule a meeting Committee. Copeland Drive. Mr. Burke said that the Board of Selectmen to sell used cars. Planner McShane asked about the car lot on oP site has a Class 11 license issued by ad next to the building, but is the Planner McShane asked en up about the and is oc a ated pad West Street. din Burke explained that has ( only one he knows of in town, Mr. Burke told the board it would have to do public hearing for the articles it wants on the Special Town Meeting warrant. The board requested copies of the draft articles for a discussion on July 17 and a tentative public hearing on August 14. The board discussed other possible articles, including day care and Zone II. Acting Clerk Dolan asked about the glass at Massapoag Estates. Mr. Burke said the detention area had been cleaned up and hydroseeded. Acting Clerk asked about progress on Weaver Lane. Mr. Burke told him Mr. Folkman has been working on that with the Town Engineer. Planner Flynn requested Mr. Burke draft articles for discussion to separate day care businesses, and for a lot size increase in the Zone II. Mr. Burke suggested doubling the current requirement of 60,000 square feet. 6. Adjournment Motion: To adjourn at 10:35 P.M. (Dolan- McShane) All in favor. PASSES Date of next meeting: July 17, 1996 at 7:30 P.M. Signature of Clerk Date of Approval