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HomeMy WebLinkAboutmin of planning brd 9/24/1997PLANNING BOARD MINVT September 24, 1997 51 F '� -� C:' q 33 Present:. Thomas French, Chairman; John Sullivan, Clerk 1lAfii$''p'o1hW) aKdee Flynn; 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 September 10, 1997 Motion: To approve. (Torman- Sullivan) 6 -0 PASSES 2. • Minutes of September 17, 1997 Motion: To approve. (Flynn - Torman) 6 -0 PASSES 3. Form A Plan - parcel of land on Maple Street owned by Maple Leaf Realty (Paul Thibault, applicant) being divided into two lots, with Lot 107 being conveyed to Garrett Spillane. Mr. Burke advised the board that it meets all the requirements and warrants endorsement. Motion: To endorse the plan. (Sullivan - Flynn) 6 -0 PASSES 7:45 p.m. - Board of Assessors Shirley MacPhee, AI Turinese, Paul Folkman and John McNair were present to answer questions raised by the Planning Board regarding the way house lots are assessed. Board members were particularly interested in learning how open space land is assessed within cluster subdivisions and residential compounds and what effect smaller lots within these developments has on tax revenues. Mr. Folkman and Mrs. MacPhee explained the methods used, including a chart for lot size and location, as well as sales data based. on resale of homes. Mr. Folkman explained that there is a three -year lag between construction and the next assessment. He noted that during that time period there are also resales. Based on what homes are reselling for, it is very likely that at the next assessment there will be a significant increase in the value placea on these lots, and he recommended holding off on any policy change based on this concern. Open space lots held in common ownership by a homeowner's association are assessed proportionately to each homeowner. The only open space land within clusters or residential compounds that the Town does not derive tax benefit from are those which the Town has taken ownership of Minutes of September 24. 1997 5:00 p.m. - Bird Road Residential Compound Special Permit Public Hearing - continuation Michael Perrault of P.M.P. Associates addressed comments that were made at the previous meeting regarding sight distances and drainage. He stated that, based on conversations with the Town Engineer and Town Planner, changes were made and the plans before the Board have been revised to reflect those changes. He pointed out that the driveway into the residential compound has been moved and trees will be cut to provide 300 feet sight distance in each direction. He also reported on attempts to resolve concerns expressed regarding the right -of -way into the open space land and additional drainage concerns of an abutter. In addition he provided information to the Board addressing concerns which had arisen with regard to any potential danger posed to private drinking wells in the area by the blasting which will need to be done for the project. Mr: Perrault further pointed out the following benefits of permitting the residential compound: • The Town will have no additional roads to maintain. • A large greenspace buffer will be created around the property, providing screening from frontage lots for the area. • Only one connection will be necessary from Bird Road. • The houses in the area will have a higher value because the property will be surrounded by a wooded area. • A roadway layout expanding Bird Road is being given to the Town, correcting the problem the Town currently has of draining water onto private land, which the Town would not get if a traditional subdivision were built. Mr. Sullivan read the following correspondence received since the last meeting: • Memo of September 4, 1997 from the Town Engineer regarding sight distances • Memo of September 10, 1997 from the Town Engineer regarding drainage calculations • Letter of September 4, 1997 to Michael Perrault from Francis Kenefeck, Jr. of CYNJO Corp. regarding „ lasting requirements • Follow -up letter of Francis Kenefeck dated September 24, 1997 Andy Barbeau of 41 Bird Road questioned the 300 foot sight distance where the road crests and asked how it was measured. Mr. Perrault stated that it was done according to the regulations, which are very specific. Steve Greenberg of 314 Maple Street asked how safe his private well would be with the additional septic systems and underground water traveling towards his property. Mr. Perrault replied that they are well over the minimum distance requirement for septic Minutes of September 24. 1997 systems from private wells. He continued, saying that bacteria is filtered as the water / travels through sand, and that anyone with a private well should be having the water tested on an annual basis for bacteria and chemical contamination. Mr. Barbeau questioned whether anyone from the Town will be verifying the 300 foot sight distances shown. Mr. Greenberg asked if the open space land could be developed in the future. Alan Locke of 808 Maple Street asked if the homes would be single - family. Board members discussed the sight distances and the need for a clearing easement, the need to put a block on the plan showing the required and proposed open space area and percentage thereof, the language necessary in the permit to be certain the open space land can never be developed, the benefit to the Town of the drainage lot, and ways of blocking the right -of -way into the open space land to prevent vehicular use. Mr. Sullivan requested that the applicant contact all owners of structures and drinking wells within 250 feet regarding the blasting. Mrs. Flynn said she would like additional verification on the sight distances. Mr. Burke asked Mr. Perrault to stake the center line, set the transit and give him a call, at which time he and the Town Engineer would go out and verify the distances. Motion: To direct Shaun Burke to develop a list of conditions for approval of the Special Permit for the consideration of the Board. (Sullivan- Flynn) 6 -0 PASSES Conditions discussed by the Board: • greenbelt - screening of exisitng houses • improvements to Bird Road • open space to be permanent • legal instrument for homeowners' association • open space access - block off area that would be an attractive nuisance • resolution of Parcel B drainage issue by easement Motion: To continue the hearing to October 22, 1997 at 8:00 p.m. (Sullivan - Torman) 6 -0 PASSES IGorres;ondence (continued) 4. Surety Releases: • Stearns Hill Estates Phase III Motion: To release $10,887.07, leaving a balance of $16,027.34 (Flynn - Sullivan) 6 -0 PASSES Stearns Hill Estates Phase IV Motion: To release $40,407.02, leaving a balance of $109,040.19 (Sullivan- McShane) 6 -0 PASSES Minutes of September 24. 1997 Residential Compound By -law Amendment Mr. Burke suggested that the Board first decide whether to delete or keep the by -law. Board members discussed the difference between cluster subdivisions and residential compounds. Mr. Burke also suggested the Board consider estate or flagship lots as an alternative. The Planning Board agreed by consensus to hold off on amending the residential compound portion of the by -law at the Special Town Meeting and later work on ways to tighten up the regulations and to take a look at estates lots. Public Comment Leonard Flynn, SRPEDD representative, reported that the Fall River and New Bedford representatives showed up at the meeting as a block and introduced and got passed a resolution which removed any reference to Middleboro in the rapid transit plan. By consensus the Planning Board agreed that a letter should be sent to the SRPEDD Executive Director, expressing the Planning Board's disappointment regarding the decision, and to our State Representatives. Around the Table Mr. McShane asked whether the Planning Department has heard anything regarding the Norton proposal for the Great Woods. Mr. Flynn, who was present in the audience, stated that he had attended the Norton meeting and that Campanelli was represented by Jeff and Dan Delvlarco. The plans presented were sketchy, showing 257 acres being developed in the first phase. When asked what they intend to do with the remaining land shown as Industrial, they said it would probably be residential because they couldn't get a big building with the required parking on the wetlands. Mr. Flynn pointed out that Campanelli is buying the entire parcel owned by the bank and that the bank -owned land includes 106 acres in Mansfield. Mr. McShane asked that Campanelli be invited to make a presentation to the Mansfield Planning Board. Mr. McShane also requested that the Planning Board not meet on October 1 st as scheduled due to Rosh Hashanah. Adjournment Motion: To adjourn at 10:40 p.m. (Sullivan - Dolan) 6 -0 PASSES Minutes of September 24. 1997 ZM S' ature of Clerk Date of Approval Date of Next Meeting: October S, 1997 at 7:30 p.m. Minutes of September 24, 1997