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HomeMy WebLinkAboutmin of planning brd 7/30/1997PLANNING BOARD MINUTES y_i p� i? 2 3 4;, j I) : 51 July 30, 1997 Present:. Thomas French, Chairman; Bernie Dolan, Acting Clerk; M*Ydbe 1 1j tip Z) I Duane Frederick; Thomas McShane and Kenneth Torman. Also present was Shaun P. Burke, Director of Planning and Development. Meeting called to order at 7:35 p.m. Correspondence 1. Minutes of July 16, 1997: page 4 - Mr. Dolan noted that it was not his intention to question whether the Williams Street Bridge should be rebuilt, but simply to note that none of the residents seemed to want it rebuilt despite the necessity to do so for public safety purposes. Mr. McShane noted that he asked how we could go about getting a decision not to tear down the current bridge. Motion: To approve as amended (Dolan - Torman) 6 -0 PASSES 2. Special Permit Decision for Mayhew Farm to be signed Motion: To sign Special Permit Decision ( Torman- Flynn) 6 -0 PASSES 3. Letter from Stephen Follansbee re: completion of Massapoag Estates. Mr. Follansbee has requested to be on next week's agenda and has been scheduled. 4. Copy of letter from Bob Mangiaratti to Jay Zola re: Release Deed for Cemetery/George Fram Estates 5. Copy of letter from Folkman & Zola to Edward J. Richardson, Esq. re: Release Deed for Cemetery/George Fram Estates 6. Copy of letter to Trudy Coxe re: Great Woods Parking Lot Expansion - ENF 7. Public Hearing Notices (2) - North Attleboro Planning Board 8. Public Hearing Notices (3) - Easton ZBA 9. Planning magazine 10. The Beacon 11. Weston & Sampson Inspector Report 12. Brownfield `97 Conference Announcement 13. Community Development Digest 14. SRPEDD notice re: 45 day public comment period for the Public Participation Program 15. New England Planning magazine 16. ITE Annual Meeting Notice 17. SRPEDD 1997 Report to the Region Minutes of July 30, 1997 18. Invitation to attend Mansfield News/Norton Minor Pre - Publication Party Thursday, August 7th from 5 -8 p.m. (no members will be able to attend) 19. Form J for Winslow Estates Motion: To sign Form J Release (Dolan- Frederick) 6 -0 PASSES 20. ZBA Decisions: Siobhan Fitzgerald variance to allow for the use of a building lot with less than the required lot area, frontage and lot width located at 195 Essex Street in the R -1 Zone. DENIED. Peter and Rose Parente variance to allow for the use of a single family house lot with less than the required lot frontage, area, and lot width, said lot located adjacent to the house at 2 Grove Street in an R -1 Zone. DENIED ApgaloosaAstates Preliminary Pl ` $evtew Michael Trowbridge of Hutchins/Prowbridge Associates presented the plan, noting that there was an approved subdivision several years ago which has since expired, and that two owners later, it is now back as a 5 lot residential compound. There is presently a house under construction in the area of Lot 3. He stated that based on concerns previously expressed by the Planning Board, he has tried to give more of a buffer to the neighborhood by taking the roadway and making it go straight in and including Lot 5 in the open space, providing a 75 foot strip surrounding the property. He further stated that they could easily fit more than five lots on the parcel, but that Bob Meeks is building a house for himself on the parcel. Mr. Meeks has horses and doesn't want to crowd himself in. Williams Street has just been paved and the water main on the other side of the street is only a 1 inch line, with the result that the lots will probably go on wells. Mr. Dolan read comments from the following Department Heads: Robert Morrison, Acting Assistant DPW Director Lee M. Azinheira, Town Engineer Richard Lewis, Environmental & Conservation Planner Lt. Joseph J. Sarro, Jr., Fire Department Shaun P. Burke, Director of Planning & Development In response, to comments, Mr. Trowbridge noted that this is just a preliminary plan and that the location of the three trees is outside the Town's right of way. He noted that by moving the roadway, he will avoid taking out a 26 -inch elm, Lot 5 will be moving, and the upland area will be 55,000 sq. ft. He stated that if the Town has any interest in the open space, the applicant would be happy to deed it to them, along with an easement to get to it. Minutes of July 30, 1997 Mr. McShane asked if it would be better to have the open space up front where people ( could get to it and use it. Mr. French said that he thought the people on Williams Street would rather have one less house up front. Mr. Burke asked how close the 10 foot easement is to the wetlands, noting that by eliminating Lot 5, there is more contiguous open space. He pointed out that the houses on Williams Street are on lots that are narrow and deep and that a house on the front part of the parcel wouldn't look much different, but that you could be looking at the gable end from Williams Street. Mr. McShane asked how many lots were approved on the previous plan. Mr. Trowbridge said there were six, although he believes there could have been more because the surveyor had a misunderstanding of the by -law and calculated 25,000 sq. ft. outside of the 100 foot buffer zone. He stated that there could easily be six to seven lots under current zoning. Mr. McShane noted that if all the lots were going to be on wells, the Board doesn't need to worry about the comments regarding water. He then asked if any stone walls would be removed. Mr. Trowbridge said that by moving the roadway, the stone wall would not have to be moved. Dr. Torman asked why the road was curved in the first place. Mr. Trowbridge said that it was done for aesthetics and it slows people down. Mr. Dolan asked if there is any problem with sight distance and was told there isn't. Mr. McShane asked why there are seven acres in the back that nobody uses. Mrs. Flynn said that was tax title land. Leonard Flynn noted that the kids used to skate in back there and that the neighbors will be concerned about drainage since they all have water problems now. He also said that keeping the large parcel would make sense for wildlife and that the land is just steep in back of the house lots. Mr. McShane asked Mr. Trowbridge if he would consider knocking off part of Lot 3 instead of Lot 5. Mr. Trowbridge said that he would, but that it is the property owner's lot and he doesn't want to cut it. Mrs. Flynn commented that the area is so wooded, she's not sure the buffer is needed. Mr. Flynn noted that the lots are all deep and high off the street, sloping down to the wetlands in back. Mrs. Flynn asked who would be responsible for providing town water if the houses are all supported by wells and the residents want town water after the street can be cut. Mr. Burke said they could do it on their own with permission from the town, or the town could do it and create a betterment district. The biggest concern is public safety for fire fighting and that the question is whether the public safety officials would sign off without hydrants. The hydrants could be installed during-construction and hooked up later, but 3 Minutes of July 30, 1997 later, but that in other towns he is aware of without public water, residents are required to install a 3,000 gallon tank with a concrete base, fiberglass walls and a standpipe coming ( out of the ground. Mr. McShane questioned why, if it's the town that won't allow the street to be cut, the Fire Department won't tell us now that they won't approve this. Mrs. Flynn asked Mr. Trowbridge to respond to Dick Lewis' comments. Mr. Burke said the metal pipe under the roadway will have to be replaced. Motion: To support the residential compound rather than a traditional subdivision for the following reasons: 1. It has fewer lots 2. The Board likes the idea that no trees or stone walls will be taken down on a scenic roadway. 3. It's better to have a contiguous parcel of upland area. 4. Concerns about getting resolution on the water issue from the Fire Department. 5. A residential compound resolves a lot of the drainage problems. (Dolan - McShane) Motion subsequently withdrawn. Mr. Frederick said that he would first like to know how many lots there would be as a traditional subdivision and if the lots can perc. He stated that it appears to him that the developer is benefiting under this plan, but that the Town is not. Mr. Trowbridge pointed out that people would now have access to a piece of land the town owns that they didn't have access to before and that the town is not going to have to maintain a water main, drainage and roadway. Mr. Burke noted that an approved plan goes on forever - -that the only thing that has expired is the zoning protection. Mr. Dolan stated that there are fewer houses and not having the roadway to maintain is a benefit to the town. Mrs. Flynn said that we're discussing how this compares to a regular subdivision, but we haven't seen that plan. Mr. Burke said that it's an approved plan that can be viewed at any time. Mr. Trowbridge suggested that the review be continued and that he would come back with another sketch. Motion: To continue the discussion to August 27, 1997. . (Dolan- Frederick) 6 -0 PASSES Minutes of July 30, 1997 1VIa leHilliEsta�esII�Prehminar P1an�RevreW �;_' �- ` ���. �'� xrt` � �= Michael Trowbridge presented the plan, noting that they originally had a 6 lot subdivision and that the Planning Board had asked them to come back with a residential compound. He stated that he is now here with a 5 lot residential compound for their review and consideration. Mr. Burke noted that it is the same plan the Board saw in the Fall of 1996. Mr. Trowbridge pointed out that they have cut it down to 5 lots and tried to do what the Board asked. He said that it is not "pretty" but that it maintains a bigger area off Maple Street. It was grandfathered under the 30,000 sq.ft. lot requirement which went by about four months ago. The lots would now have to be 60,000 sq.ft. and that the Board had asked the applicant to do a residential compound before Town Meeting adopted the 60,000 sq.ft. requirement. Mr. Burke also noted that if the applicant can draw a plan that conforms to regulations, the Board would be required to approve it. Mr. Trowbridge noted that the residential compound gives them more leeway in doing something creative with the drainage. Mr. McShane asked how this plan fits in with regard to the board's previous concerns about drainage in conjunction with other development and a drainage study that was done. Mr. Trowbridge replied that his role is to design drainage and prepare calculations and that this will not increase peak flow. Mr. Burke noted that drainage from here would go under Winter Street and that everything goes into Whitesville Pond. Comments were read from the following Department Heads: Lt. Joseph Sarro, Fire Department Robert Morrison, Acting Assistant DPW Director with regard to water Richard Lewis, Environmental & Conservation Planner Lee Azinheira, Town Engineer Shaun P. Burke, Director of Planning & Development Mrs. Flynn asked about siting and Lot 104. Mr. Trowbridge said that it all fits on the lot, but that he's not really sure yet what he's going to do for drainage. Mr. Dolan commented that the plan seems better than it did before and that he would support the concept. . Mr. Trowbridge pointed out that there is less roadway and more open space and that the Planning Board had asked them to do that. He said that it is not necessarily what the client wanted, but that he had spent the money to do the plan at the Planning Board's request. Mr. Burke noted that there were concerris on the part of abutters about the flooding effect on the Winter Street culvert and that it was a big roadway with a retaining Minutes of July 30, 1997 wall 8 feet high by at least 60 feet long that the town would have to maintain. He went on to point out that this is a much better option for the town. Mrs. Flynn noted that she doesn't remember the Board "asking" the applicant to do a residential compound, conceding that they might have "suggested" that they would look more favorably on it, but if the Board had "asked" she would feel obligated to support it. Motion: To continue the review on August 27, 1997, with some of the concerns raised being resolved in the interim. (Tonnan- Flynn) 6 -0 PASSES Ridgeview Estates Prt<lminaryPlan Review Michael Trowbridge presented the plan, stating that the benefit to the town is that the applicant wants to give the town some land next to its well site. Mr. Burke noted that the site is presently a stump dump with a 40 foot drop off and that the suggestion was made that the applicant would be coming back with a 17 lot cluster development. Correspondence was read from the following Department Heads: Robert Morrison, Acting DPW Director regarding water Lee M. Azinheira, Town Engineer Richard Lewis, Environmental & Conservation Planner Lt. Joseph Sarro, Fire Department Shaun P. Burke, Director of Planning & Development Mrs. Flynn asked for an explanation of the comment regarding the grading easement. Mr. Burke explained that the cut would be such that it was so close to the property line as to be impossible to get a travel way and utilities put in without an easement of some type from the town. The question was then raised as to why a plan would be approved if the road was impossible to construct. Mr. Burke explained that it was submitted to freeze zoning, but that the recommendation to the client was to come back in with a cluster. He noted there were public safety issues regarding the offset of the roads and the grading iiecessary due to the slope of the road. Motion: To deny the plan on the basis of concerns raised by Mr. Burke regarding the ability to build the proposed roadway without grading easements due to its proximity to town -owned property, potential public safety issues relating to the offset distance between the proposed Ridge Lane and existing Brian Lane, and questions regarding the actual density of the proposed subdivision if the proposed roadway needs to be relocated. (Dolan- Frederick) 6 -0 PASSES. Minutes of July 30, 1997 Motion: To adjourn at 10:50 p.m. Signature of Clerk r �/7 ?/7 Date of Approval 8 Minutes of July 30, 1997