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Home My WebLink AboutMaster Plan Council 07/31/1989MEMORANDUM TO: BOARD OF SELECTMEN PLANNING BOARD FROM: KELLI BAKER, CHAIRMAN MASTER PLAN ADVISORY COUNCIL DATE: AUGUST 6, 1989 Enclosed you will find the unapproved minutes of the Monday, July 31, 1989 meeting of the MPAC. I am sending these to you - although unapproved - as we have no scheduled date for our next meeting (which was voted to convene one half hour prior to the commencement of the Master Plan public hearing, as yet unscheduled.) Correspondence relating to these minutes is also attached. cc: Tom Dwyer, Town Manager Shaun Burke, Town Planner Judith Scott, Town Clerk All Members, MPAC MINUTES MASTER PLAN ADVISORY COUNCIL MONDAY, JULY 31, 1989 In attendance: Kelli Baker, Chairman Paul Folkman, Clerk Bill Madan Carl Nelson Larry Harrington Steve Calvin Stu Sweet Richard Gordon Al Willis Shaun Burke, Town Planner The meeting was called to order by Ms. Baker at 7:50 PM. Correspondence As Mr. Folkman was late, Mr. Calvin acted as Clerk and noted the following pieces of correspondence: Memorandum dated July 25, 1989 to the Board of Selectmen and Planning Board, from Kelli Baker, regarding quorum and membership issues; Memorandum dated July 25, 1989 to all MPAC members, notifying them of the July 31 meeting; Memorandum dated July 27, 1989 to Kelli Baker from Tom Dwyer, Town Manager, regarding Selectmen's action pertaining to quorum and membership issues; Memorandum dated July 28, 1989 to Shaun Burke, Planning and Development Director from Tom Dwyer, Town Manager, regarding Mr. Dwyer's concerns with final zoning changes in the Master Plan. It was noted by Ms. Baker that Ms. Marilyn Ouellette, Chairman of the Conservation Commission, had stopped by before the MPAC meeting began, to inform her that the Commission had voted that Mr. Sweet remain on the Council as the Conservation Commission's delegate, with the stipulation that Mr. Sweet report to the Commission on the proceedings of the MPAC. Approval of Minutes - July 20, 1989 Mr. Harrington made a motion to approve the minutes of the July 20 meeting, seconded by Mr. Madan. Such motion passed 8-0 with one abstention (Mr. Sweet abstained as he was not at the meeting). Discussion The purpose of this meeting was to discuss changes to the Master Plan as made by the Planning Board since such time as the Master Plan Advisory Council turned over the document to them in September of 1988, and to report any action taken by the Council with regard to these changes to the Planning Board and the Board of Selectmen in an opinion letter. Ms. Baker noted that she would handle each issue in accordance with the memo dated June 27, 1989 to the Planning Board from Messrs. Burke, Lewis and LaCasse, which listed each change in a line -by-line fashion. Any general comments regarding the Plan would be discussed separately at the end. Ms. Baker also noted that she would prefer any motions to be in the form of "support" or "not to support" any change, as attempting to re -draft the document at this point would be counter- productive. All action taken with regard to these changes is outlined in the letter (attached) to the Board of Selectmen and the Planning Board dated August 6, 1989. Such letter outlines not only action taken, but a discussion of the reasons thereof. This letter is incorporated into and made a part of these minutes. Next Meeting Mr. Folkman made a motion to reconvene the Council and hold a brief meeting one half hour prior to the commencement of the first public hearing (as yet unscheduled) regarding the Master Plan. Mr. Calvin seconded this motion, which passed 9-0. At 10:45 PM, the meeting was ADJOURNED. Respectfully submitted, &, pa Kelli L. Baker Chairman TOWN OF MANSFIELD MASTER PLAN ADVISORY COUNCIL August 6, 1989 Edward Tartufo, Chairman Board of Selectmen, Town of Mansfield William Madan, Chairman Planning Board, Town of Mansfield 50 West Street Mansfield, MA 02048 Dear Mr. Tartufo and Mr. Madan: The following is a discussion of a concensus of the feelings of the Master Plan Advisory Council regarding changes that have been made in the proposed Master Plan by the Planning Board. We recognize that the Planning Board has put a great deal of work and discussion into the Master Plan, and most of the proposed changes were readily supported by the Council. You will find that a few changes were not supported, and the reasons for not supporting any change is discussed. On the few changes that were not supported, they were issues that the Council felt strongly enough about to take exception. Any disagreements were reached after an honest discussion of the issues at hand. We sincerely hope that the Planning Board and the Board of Selectmen recognize our genuine concern on these few issues, and take our comments under advisement. "Delete R3M zone (Walnut Street area)." Mr. Folkman noted that although our reasons for including this zone in the Master Plan were valid, he also agreed with the Planning Board's reasoning as to its deletion. Mr. Calvin agreed with Mr. Folkman. Mr. Harrington made a motion to support this change - seconded by Mr. Willis. PASSED 6-1-2. (Mr. Nelson opposed - "this was a mistake" - and Mr. Madan and Mr. Gordon abstained.) LU height." Mr. Harrington referred to Mr. Dwyer's memorandum contained in our correspondence, and noted that Mr. Dwyer's wording may be more "saleable" and may defuse negativism: "His compromise makes sense." Mr. Sweet agreed, but asked rhetorically what the criteria would then be for "stepping down" the heights. Mr. Willis felt that Mr. Dwyer's point was well taken, but Mr. Sweet's comment was important as well. Mr. Nelson felt that 75' made sense anywhere in the CC&F park, so long as it was an office building, and further pointed out that there were many wetlands on the south and west borders of the CC&F park which would never be built on anyway. Mr. Madan advised that there was "no interest on the Planning Board's part to compromise any further - the zoning as the Planning Board proposes it is already a compromise from today's current zoning." He felt that the Planning Board would need to see "strong support" at the public hearing for anything more permissive than that which they have already proposed. Mr. Willis noted that the Council had made its recommendations N` based on tax benefits, the Affordable Housing/Linkage issues, and other validated reasons, and that it was a recommendation that the Council had "anguished" over and studied intensely before making its recommendation. In conjunction with this, Mr. Harrington and Mr. Calvin both felt that the opinion of the entire Council as recommended in the August, 1988 version of the Plan, outweighed the opinion of two selectmen at a Public Hearing. Mr. Gordon felt that the building height issue would "endanger the Master Plan" - that there were "many people opposed", and that he himself has always been opposed to higher building heights. Mr. Calvin felt that the issue was one of weighing aesthetic concerns, and that there was no "right or wrong" to this issue. He did, however, note that he felt that CC&F was encapsulated enough that height would not be a major aesthetic concern. He recommended that the Council strongly defend the issue of higher heights, as there were too many linkage and tax benefits to be ignored. He also noted that with the proposed .4 FAR as -of -right, a special permit would be needed for any developer to build to a higher height anyway. Mr. Harrington made a motion not to support this change, seconded by Mr. Calvin. PASSED 6-1-2 (Mr. Gordon opposed, Mr. Willis and Mr. Madan abstained.) " 71 Mr. Willis did not feel that Mansfield will see any cluster housing built under this form, in that it is "not financially feasible". Mr. Gordon agreed. Mr. Folkman disagreed with both of them, echoed by Mr. Harrington, who noted that market conditions change and who knows what Mansfield will be like in ten years? Mr. Folkman made a motion to support this change - seconded by Mr. Harrington. Mr. Gordon offered a friendly amendment, to support the change as long as the wording "...may do a preliminary plan..." is changed to "...must do a preliminary plan..." This was agreed to by Mr. Folkman. m This motion passed 8-0-1 (Mr. Madan abstained). m With little discussion, Mr. Harrington made a motion to support this change, seconded by Mr. Willis. PASSED 8-0-1 (Mr. Madan abstained). Mr. Willis made a motion to strike the age reference; Mr. Nelson seconded this motion. It was noted by Mr. Madan that he had already had a discussion with the Building Inspector regarding this same issue, and that he intended to bring this idea to the Planning Board at their next meeting. This motion passed 7-1-1 (Mr. Gordon opposed, Mr. Madan abstained.) Mr. Calvin made a further motion to support the change with the age deletion as above, which was seconded by Mr. Sweet. During discussion of this motion, Mr. Calvin essentially spoke against his own motion, noting that as proposed, the special permit would have to be re -obtained by the new owner of such a home in the event of any resale. Thus, the length of time and complex proceedings necessary to re -obtain the special permit would affect such resale. opinion was divided as to whether this should be a reason to not support the special permit requirement as proposed by the Planning Board. Final voting was as follows: IN FAVOR [OF SUPPORT]: Nelson Sweet Baker Folkman L13 OPPOSED: Willis Harrington Calvin Gordon ABSTAINED: Madan M With little discussion, Mr. Harrington made a motion to support this change, seconded by Mr. Calvin. PASSED 8-0-1 (Mr. Madan abstained). Z districts." Mr. Folkman noted that piping for a 100 -year storm would drastically increase the cost of infrastructure; that a 25 -year storm was traditional and that a 100 -year storm draining requirement was excessive and "overkill". Mr. Sweet joked that as a Conservation member, he should be "jumping up and down" to see a 100 -year storm requirement, but he cautioned that solving drainage problems was not as easy as just requiring 100 -year storm drainage. He felt that drainage on existing roads was non-existent or not maintained, and that a new 100 -year storm requirement would not solve these problems. Mr. Harrington supplemented Mr. Sweet's observations by mentioning that one study has estimated that the Town would need over $20 million to solve its drainage problems, and that there was so little adequate drainage in Town that you could almost just start from scratch to try to fix anything. He stressed the need for road improvements programs, saying that when you fix a road, you should have to fix the drainage. Mr. Folkinan made a motion not to support this change, seconded by Mr. Willis. PASSED 7-1-1 (Mr. Gordon opposed, Mr. Madan abstained.) M With little discussion, Mr. Harrington made a motion to i support this change, seconded by Mr. Calvin. PASSED 8-0-1 (Mr. Madan abstained). it Most of the discussion centered upon whether the Master Plan was an appropriate place to deal with such a controversial and political subject. Ms. Baker noted that the setbacks and several other technical requirements were appropriate to a zoning document, but was apprehensive about placing a restriction on the size, as she felt this was not a subject that should be dealt with by the Council in specific, or the Master Plan in general at this point. Mr. Burke then commented that this addition, although included in the Master Plan because it was worked upon by himself, Mr. LaCasse and Mr. Lewis, was not really part of the Master Plan; that a petition for a similar article had been signed with enough signatures to appear on the Special Town Meeting warrant in any event. He said that the addition would appear as a separate article at Town Meeting. There still continues to be some reservations about how an addition that is not part of the Master Plan could still be a part of the Master Plan. Nevertheless, Mr. Harrington made a motion to call this issue "not applicable" to us, seconded by Mr. Calvin. PASSED 8-0-1 (Mr. Madan abstained). Mr. Sweet immediately noted that this change would eliminate some of the so-called "pork chop lots" that have been under discussion for some time. Mr. Burke felt that this concept was sensitive to land and environment, and worthy of support. Mr. Gordon, with some apparent suspicion, asked if this concept was a "tradeoff" for the deletion of multi -family cluster. Mr. Burke assured him strongly that it was not. Mr. Harrington made a motion to support this change, seconded by Mr. Nelson. PASSED 7-1-1 (Mr. Gordon opposed, Mr. Madan abstained). GENERAL OBSERVATIONS Site Plan Approval Process Mr. Folkman asked Mr. Burke if there was any chance to change the language in this section to be more specific. Particularly with regard to sections 5.3.3, 5.3.4, and 5.3.5, the language "...as may be required..." seems vague. Mr. Folkman would prefer to see some minimum design guidelines and standards and more specific requirements for an applicant to adhere to when preparing a plan for approval. Mr. Madan offered a suggestion that the Building Inspector and all appropriate department heads meet with the applicant for a Site Plan Review prior to the Planning Board review, which he said would be a very thorough process. Mr. Madan and Mr. Burke agreed that this section should be clarified. Neighborhood Business District Mr. Folkman commented that the list of permitted uses might be restrictive, in that perhaps there is a use or uses that had not been thought of during the zoning review process. Mr. Harrington agreed, pointing out that ten years ago, who would have thought of a video store? Although no formal vote was taken, Mr. Folkman requested that language be clarified to include something along the lines of "...may include but not be limited to...", noting that during the special permit process, the Planning Board would have the opportunity of deciding whether the use was appropriate or not. Mr. Gordon was opposed to this idea. Accessory Apartments Due to some confusion as to the split vote on accessory apartments, a motion to reconsider this vote was made by Mr. Sweet, and seconded by Mr. Gordon, which passed unanimously. The motion back on the floor was to "support the change made by the Planning Board with the age requirement deleted." Voting was once again split, as follows: IN FAVOR: Gordon Sweet Baker Nelson OPPOSED: Folkman Calvin Harrington Willis ABSTAINED: Madan Special Permit Requirements - Use Matrix Mr. Folkman commented that a lot of uses listed in the matrix are designated as by special permit only. This makes the zoning in general much more restrictive, and this Town has a tough special permit process. He pointed out that many applicants would take the "path of least resistance", not even bothering with a special permit proceeding, but rather developing only along the lines of as -of -right uses. He felt that personally, he would rather live with stricter, set standards in return for making a use as -of - right. Mr. Harrington concurred, noting that the Planning Board is an appointed committee, not elected, and therefore not subject to the public eye the way an elected board is. This could potentially result in possibly unfair results, with more power and authority accruing to the Planning Board, making a philosophical issue entwined in zoning. Mr. Nelson noted that even with stricter, as -of -right standards, at least an applicant "knows where he sits." Mr. Folkman pointed out that the special permit process was expensive, and that there were no guarantees. Mr. Folkman also had the same points as before with the neighborhood business district, i.e.: 1) if a use is not listed, what happens? 2) being more specific as to guidelines, for instance, setting specific standards as to smoke, glare, light, noise, etc. In Conclusion The Master Plan Advisory Council, although seeing the need for fine tuning in some areas, does support the bulk of the zoning document as submitted by the Planning Board. We hope, that in the few areas of disagreement, suggestion, or clarification, that our comments will be noted by the Planning Board during their final review of the Master Plan. ReKL�-� ctfully submitted, Kelli L. Baker Chairman cc: Tom Dwyer, Town Manager Shaun Burke, Town Planner All MPAC members MEMORANDUM TO: BOARD OF SELECTL4� PLANNING BOARDFROM: KELLIBAKER,CHAIRMAN,AN ADVISORY COUNCIL DATE: JULY 25, 1989 As you already may know, the Master Plan Advisory Council is scheduling one final meeting for Monday, July 31. Since our last meeting in September of 1988, Ralph Seifert has moved out of Mansfield, and Carlene Dezotell - who was never a Mansfield resident - has resigned as Housing Authority Director. Neither MPAC member formally resigned from our committee; however, I would like to "officially" remove them from our membership in order to bring our quorum down from a minimum of 7 to a minimum of 6. We expect that this would help us meet our quorum for our final meeting, since summers are always difficult. On a slightly different matter, Stuart Sweet has also resigned from the Conservation Commission since September of 1988. He is, however, still a Mansfield resident and is still very much interested in serving the MPAC as the Conservation delegate for the final meeting. I hope that this will present no problem, as I feel that Mr. Sweet was a valuable member of both the Conservation Commission and the MPAC, and that he can adequately represent the ConCom's interest so far as the Master Plan is concerned. Could you please have Tom Dwyer and Shaun Burke contact me later this week on any action you have taken regarding the above matters. Thank you in advance for your consideration. cc: Tom Dwyer, Town Manager Shaun Burke, Town Planner MPAC members MEMORANDUM TO: ALL MASTER PLAN ADVISO Y CO CIL MEMBERS FROM: KELLI BAKER, CHAI ! 11; DATE: JULY 25, 1989 RE: FINAL MEETING - JULY 31 As most of you already know, there will be one final meeting of the Master Plan Advisory Council on Monday evening, July 31, at 7:45 PM (Selectmen's room, Town Hall). The purpose of this meeting will be to compose an opinion letter to the Planning Board and the Board of Selectmen regarding a concensus of our feelings (positive and/or negative) about changes made in the Master Plan since we turned it over in September of 1988. If you were not at the July 20 meeting and do not have a copy of the Master Plan, please obtain one immediately from Shaun Burke, Town Planner, at the Paine School town offices. Obviously, it is imperative that all members review the Plan thoroughly prior to the July 31 meeting, and come prepared with organized and cogent comments, or else this meeting will drag on forever and nothing will get done! Also obviously, quorum count is crucial - July 31 was selected as the evening that nearly all members could attend in between other meetings, vacations, etc. Need I say more? See you on the 31st! cc: Board of Selectmen Planning Board Tom Dwyer, Town Manager Shaun Burke, Town Planner TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 M E M O R A N D U M TO: Kelli Baker, Chairman Master Plan Advisory Council FROM: Town Manager zll�> DATE: July 27, 1989 RE: Membership The Board of Selectmen, at their July 26, 1989 meeting, voted to reduce membership of the Master Plan Advisory Council to eleven (11) members in line with your Memo to the Board dated July 25, 1989. In terms of the status of member Stuart Sweet, the Board has requested the Conservation Commission to designate any individual, including Mr. Sweet, who may be able to represent their inter- est in the final work of the Master Plan Advisory Council. By copy of this Memo we are so advising the Conservation Commission of the Board's feelings on this issue. TED:ebh cc: Conservation Commission Shaun Burke MEMORANDUM TO: FROM: DATE: SUBJECT TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 Shaun Burke, Planning and Development Director Thomas E. Dwyer, Town Manage �� July 28, 1989 Final Zoning Changes Relative to Master Plan As the final "fine-tuning" to the zoning amendments implementing the concepts of the recently completed Master Plan are made over the course of the next several weeks, I ask that you and the Planning Board give consideration to the items listed below. The document which you and consultant Michel LaCasse presented to the Board of Selectmen the other night is an excellent one which will surely benefit the Town in the future. The Planning Board has done a fine job in molding different ideas and concepts to produce the document now awaiting final review before proceeding on to the formal public hearing process and Town Meeting action. The items I ask that you consider one last time are: Linkage Special Permit -- Rather than contribute linkage payments to a "Capital Improvement Fund", might it be preferable to broaden the term to a "Linkage Fund" which could be defined to encompass not only capital improvements but also open space ac- quisition and affordable housing matters? The Board of Selectmen might formally establish policy guidelines for use of that Fund with input from interested boards and commissions. Downtown Parking -- My understanding of the amendments is that parking in front of downtown (Main Street) businesses (especially Business 1 zone but also Business 2 to a more limited extent) remains permitted. This seems contrary to the intent of creating a "pedestrian -oriented" downtown. It may also tend to further encourage automobile "cruising" in and out of lots, a problem which seems to be especially annoying during the summer -- the precise time when shoppers and citizens should be stroll- ing the downtown shops. E Shaun Burke - 2 - July 28, 1989 Resource Recovery Regulations -- Two items are of concern. 1. The limitation on plant capacity of 150 tons per day may foreclose other options which should be explored and may, in fact, at some point in time and under the right set of circumstances, be beneficial to Mansfield. Limiting plant size to 150 tons per day (per Section 5.10.3.2) probably means that any facility built would only be operated by the public sector, because it will not be economically viable for the private sector. In turn, that may translate into a higher cost for refuse disposal than may otherwise be necessary. Although the community may eventually choose a publicly -owned, small size plant for reasons other than cost, that decision should be made in a broad public policy context not dictated by a regulation. With the ever -escalating costs of refuse disposal and the various emerging technologies and alternative ap- proaches to this question, it would seem prudent to work to retain maximum flexibility of choice. 2. Another provision in this section (Section 5.10.3.6) automatically voids the special permit of a refuse dis- posal facility if ownership interest is transferred. I concur that ownership should not be transferred without the Town's approval. But voiding the permit may be an extreme reaction which becomes counter-productive and detrimental to the community's interest at a critical time. As an example, if a facility was encountering problems, the Town should encourage a more responsible operator to assume control so that the facility would have a strengthened chance to return to a good operational condition. A prospective purchaser, aware that the special permit is automatically voided when ownership is -transferred, will likely find that fact a strong disincentive to invest the time and money. Also, generally in zoning matters, permission to con- struct buildings and use property in certain ways resides in the land -- not the owner. In any event, I hope this particular zoning amendment is separately presented from other zoning amendments because of its potentially controversial nature, which could unnecessarily harm the many other excellent changes. Shaun Burke - 3 - July 28, 1989 Industrial District -- One other approach to the question of the proper height of buildings in the Industrial District 1 zone might be to allow a height of 75 feet only along property abut- ting the Interstate or a State highway. In other areas, the 60 foot height would be retained. Continued quality development in prime industrial areas is quite important to the vitality and tax base of Mansfield. With the new types of uses appearing in in- dustrial zones along interstate highways, the increased height may be significant to the attraction of good new corporate citizens. If the height were "stepped down" as one progresses away from the interstate toward abutting residential or commer- cial zones, some of the concerns about the new building height impact on the community might be alleviated. The revised zoning amendments are certainly a giant stride for- ward and worthy of strong support. All who have been involved have clearly worked hard and creatively to fashion a package of zoning amendments which will address valid concerns of the Town's citizens while adopting progressive techniques for guiding future land use in Mansfield. The cluster concept, the incentives for sewering residential lots, the floor -to -area ratios, the improved site plan process, the linkage provision -- all these are sig- nificant improvements from the existing zoning by-law. The new "residential compound" concept which recently emerged is another creative technique which will have benefit to the community. Good luck with the final review of the document. I appreciate any consideration you and the Planning Board can give to the points I raise in this memo. I'd be happy to talk with you fur- ther about any of these items, although I will be away on vaca- tion for a good portion of August, the period of time I know when final review of the revised package of zoning amendments will be on-going. cc. At, Plan Advisory Council Board of Selectmen MASTER PLAN ADVISORY COUNC THURSDAY, JULY 20, 1989 In attendance: Kelli Baker, Chairman Paul Folkman, Clerk Larry Harrington Steve Calvin Allen Willis Richard Gordon Bill Madan Speakers: Michel LaCasse, Former Town Planner and Consultant Shaun Burke, Town Planner Dick Lewis, Conservation Agent The meeting was called to order at approximately 7:40 PM. Minutes and Correspondence None. Presentation and Discussion The purpose of this meeting was for Messrs. LaCasse, Burke and Lewis to present the Master Plan with changes that have been made to the Plan by the Planning Board during the past eleven months, since the Plan was turned over to them. Mr. LaCasse brought the Council up to date on the process that the Planning Board has undergone since September of 1988, through public hearings and workshops. He also explained Connery Associates' position with regard to the Master Plan, in that since Bob Catineau had left Connery for another position during the same timeframe that the Planning Board picked up the Master Plan in late 1988, it was agreed that it was no longer necessary that Connery Associates be involved with the Plan. Mr. LaCasse explained that the remaining portion of the contract with Connery had been negotiated with an ensuing credit back to the Town, and that Mr. LaCasse was comfortable presenting the Plan at Town Meeting with the help of Mr. Burke and Mr. Lewis. Mr. LaCasse explained in detail the changes that had been made by the Planning Board, with occasional help by Mr. Burke, Mr. Lewis, or Mr. Madan in clarifying certain points. Much of the discussion by the Council was questions and comments relating to these changes. The Council was primarily concerned during this meeting with the impact of changes upon the issue of Affordable Housing. Mr. Calvin questioned specifically the issue of building height in the I-1 zone. As the Council originally envisioned it, building height related directly to revenues obtained by linkage, which could be substantial as originally envisioned. Since linkage was meant to be a primary means of funding affordable housing, Mr. Calvin questioned what specific financial impact reducing building heights would have upon linkage. Mr. Calvin and Mr. Gordon also questioned the change relating to all linkage funds going to the Capital Improvements Committee. Although the Council had agreed during the original drafting of the Plan that certain funds should be earmarked for Capital Improvements, it was also envisioned that a specific percentage of linkage funds go to an Affordable Housing fund, possibly even to a new committee set up for the purpose of overseeing these funds. Mr. Harrington made a motion requesting that the Planning Board reconsider building heights in the I-1 zone, implementing the linkage concept by a special permit to build up to a maximum of 751. The motion was seconded by Mr. Folkman and passed with 5 in favor, 1 opposed (Gordon) and 1 abstention (Willis). Ms. Baker also made an informal recommendation that the Planning Board be made aware of the Council's concerns that a ° certain percentage of any linkage funds be set aside for affordable housing. The change regarding the age of a resident for an "Accessory Apartment" (changed to age 55) was discussed. Although it was agreed that the concept of Accessory Apartments was difficult to pin down in a zoning document, some Council members expressed concerns that an age requirement of 55 would not address the needs of other demographic segments (single mothers, young married couples, etc.) It had been envisioned by the Council that Accessory Apartments would be able to help all of these groups. Upon reviewing the addition of the "Residential Compound" concept, Ms. Baker asked Mr. LaCasse if this concept was the one outlined in a course held last winter by the Natural Resources Trust. Mr. Lewis, who was an attendee at this course, confirmed that it was. Ms. Baker spoke her support of this concept, noting that last winter, she, her husband, and Stanley and Linda Sohn drove through Sudbury and Weston to view Residential Compounds (Mr. Baker and Ms. Sohn also having attended this course) and that it was an effective and attractive way to develop property. Further discussion ensued as to how to address the Council's areas of concern or support. It was eventually agreed that the Council should meet one additional time, for the purpose of writing an opinion letter to the Planning Board and the Board of Selectmen. This meeting was scheduled for Monday, July 31 at 7:45 PM. Mr. Harrington also mentioned an idea that was discussed at a Council meeting approximately one year ago, the concept of a "Minority Report", to be written specifically by Mr. Gordon, or generally by any member disagreeing with concepts in the Master Plan. Mr. Gordon refused to commit himself to a written report. Audience Ouestions and Comments Mr. Karl Clemmey voiced several concerns: that the Planning Board had not spent enough time reviewing this document; that the Master Plan Advisory Council meeting in progress only had 7 members at the meeting, rather than the full 13 -member Council; that adequate publicity had not been given for this meeting; that the public needed to be educated as to the concepts of the Master Plan, or they would never vote for them at Town Meeting; that changes that had been made in the Master Plan did not match the "philosphy" that the Council had agreed upon in the concept document. At approximately 10:15 PM, the meeting was ADJOURNED. Respectfully submitted, Kelli L. Baker, Chairman MASTER PLAN ADVISORY COUNCI2�) P 3 0 MINUTES OF MEETING SEPTEMBER 22, 1988 Date of Meeting: September 22, 1988 Members Present: This joint meeting the Planning Board, order at 7:45 PM. Kelli Baker Richard Gordon Stephen Calvin Stuart Sweet Bill Madan Larry Harrington Ralph Seifert Allen Willis Carlotta James Paul Folkman Mike LaCasse between the Master Plan Advisory Council, and the Board of Selectmen was called to A motion was made by Ralph Seifert to approve the minutes of the August 4, 1988, meeting. This motion was seconded by Allen Willis and passed unanimously. Presentation by Mike LaCasse Mike LaCasse gave a brief overview of the Master Plan Concept and discussed some background information regarding the Master Plan process. Mike also reviewed several maps that were used by Connery Associates in the development of the Master Plan. Mike briefly reviewed and discussed the concepts and uses for the following zones: R-1 Zone PRD Industrial 1 R-2 Zone B-1 Zone Industrial 2 R-3 Zone B-2 Zone Industrial 3 R -3M Zone B-3 Zone Airport R-4 Zone Neighborhood Business (East and West Mansfield) Mike also reviewed the recommendations made by Connery Associates that are explained on Page 3-6 of the Master Plan Report. A chart detailing the Summary of Impacts was then explained by Mike. At this point, Mr.Douglas Annino, Chariman of the Planning Board, addressed the members of the Planning Board. He stated that he and his Board had reviewed the Master Plan Report at their last meeting. Mike LaCasse addressed several questions by the Members of the Planning Board at this time. Also, during this period the Linkage Concept was explained by Mike. Mr. Lawrence Harrington, Chariman of the Board of Selectmen, addressed the members of the Board of Selectmen. Several questions were then addressed by Mike LaCasse. Questions/Comments by Board Members Mr. Richard Gordon, a member of the Master Plan Advisory Council, read a prepared statement regarding his concerns about the Master Plan. Ms. Linda Sohn, a member of the Planning Board, questioned the need to hold a Public Hearing to accept the Master Plan. Mr. Thomas Dwyer, Town Manager, complimented Mike LaCasse and the Master Plan Advisory Council on their work in the development of the Master Plan. Audience Questions/Comments Mr. Karl Clemmey complimented the Master Plan Advisory Council on their work in the development of the Master Plan and he also thanked the Board for a job well done. Mr. Leonard Flynn commented on the following things: 1. Maps should be enlarged 2. Bonus and Incentive Zoning 3. No Conservation and Recreation Plan 4. Downtown Parking Ms. Marilyn Ouellette noted that she felt if the townspeople understood the Master Plan as she does, it should pass at the Town Meeting. Mr. Gene Riley from the National Development Association addressed the following issues: 1. F.A.R. 2. Height Limitation 3. Bonus Density and Linkage Situation 4. Noted that the Master Plan was very professionally done 3 Ms. Sandra Levine suggested taking fire apparatus into consideration when discussing height limitations in floor - to -ceiling space. A motion was then made by Linda Sohn for the Planning Board to support the concept of the Master Plan and take it to the next step. This motion was seconded by Bill Madan. Discussion: A discussion was held concerning the wording of this motion. Linda then modified her motion by asking that the Planning Board accept the Master Plan as presented. This motion was seconded by Steve Quinn. Discussion: Again, some discussion was held concerning the exact wording of this motion. . Linda then modified her motion by asking that the Planning Board accept the report from the Master Plan Advisory Council. This motion was seconded by Mike McClanahan and unanimously passed. A motion was made by John Dunn that the Board of Selectmen accept the report from the Master Plan Advisory Council. This motion was seconded by Sandra Levine and passed unanimously. Doug Annino then thanked the Master Plan Advisory Council Members for all of the work they have done on the Master Plan and he advised them that he would seek their imput during the Planning Board process. Strategy/Timetable Planning A discussion was then held regarding the strategy/timetable planning for the approval of the Master Plan at a Town Meeting. It was stated that the Planning Board would probably need one or two workshop meetings per month, hold Public Hearings in mid-November, and aim for a Town Meeting in early December or possibly mid- January. Kelli Baker then asked the Planning Board to please keep the Master Plan Advisory Council informed of the timetable. Ralph Seifert then complimented Kelli on her position as Chairman of the Master Plan Advisory Council. A motion was made by Ralph Seifert to adjourn the meeting at 10:30PM. This motion was seconded by Allen Willis and passed unanimously. Respectfully Submitted, Carol Ferris Secretary /of cc: M.LaCasse Planning Board Board of Selectmen T.Dwyer, Town Manager 4 Date of Meeting: Members Present: Master Plan Advisory Counci Minutes of Meeting August 4, 1988 August 4, 1988 Kelli Baker Stephen Calvin Bill Madan Carl Nelson Allen Willis Mike LaCasse The meeting was called to order at 7:45 PM- Richard Gordon Stuart Sweet Carlene Dezotell Carlotta James Paul Folkman A motion was made by Stephen Calvin to approve the minutes of the July 14,1988 meeting. This motion was seconded by Carl Nelson and passed by a unanimous vote. Correspondence A memo dated July 29, 1988, from Kelli Baker to all Members of the Master Plan Advisory Council regarding a draft of cover report and a meeting date of August 4. A letter dated July 26, 1988, addressed to Mr.Daniel B_J. Ryan from Kelli Baker regarding a zoning change. A letter dated July 26,1988, addressed to Mr. Donald B.Kaufman from Kelli Baker regarding a zoning change. A memo dated July 21,1988, addressed to Members of the Master Plan Advisory Council from Carol Ferris enclosing the minutes of the July 14, 1988, meeting. Trash To Energy Discussion A discussion was held regarding a hazardous waste facility. Mike LaCasse reviewed information that was handed out to all Council Members. It was decided that this issue is probably addressed in the Massachusetts General Law Chapter 40A (an exemption for a hazardous waste treatment plant). It was agreed upon by Council Members to put this issue aside. 10 Acre Concept A discussion was conducted by Bill Madan regarding a 10 Acre Concept. (R3 Zone West of Route 140 - Walnut Street Area) A Roundtable Consensus was as follows: 1. R3 As Of Right 2. Industrial 1 - Special Permit for lots over 10 acres abutting Industrial *Note: Richard Gordon abstained from this Consensus and did not take part in the discussion. Workshop Consensus: It was agreed by all Council Members that: 1. The Master Plan Advisory Council should recommend to the Planning Board and the Beard of Selectmen that a sub -committee be formulated to oversee growth issues, update community profiles, and review trends. 2. That a Zone 2 Study be done. 3. That a Traffic Study be done at the Interchange of Route 495 and South Main Street. A motion was then made by Carl Nelson concerning the intensity regulation in Industrial 1 - to have no minimum lot size and 50 foot frontage. This motion was seconded by Bill Madan. Four members were in favor, four members were opposed, and one member abstained. A second motion was made by Carl Nelson to have 20,000 minimum lot size and 50 foot frontage. This motion was seconded by Bill Madan and passed with the following exceptions: Stephen Calvin - Opposed Allen Willis - Abstained Richard Gorden - Abstained At this point, Mike LaCasse reviewed several minor corrections to the Draft Master Plan Document that were agreed upon by all Council Members Review of maps that were handed out by Mike LaCasse Sheets 1 through 4 - Downtown Area - B1 and B2 Consensus to adjust zone lines as discussed - Unanimously agreed upon Sheets 5 and 5A - Local Business Zone Consensus to adjust zone lines - All in favor with the following exceptions: Kelli Baker - Abstained Richard Gordon- Opposed Sheet 6 - West Mansfield Neighborhood Business All in favor of adjusting zone lines as discussed with the following exception: Richard Gordon - Opposed Sheet 7 - East Mansfield Neighborhood Business All in favor of adjusting zone lines as discussed with the following exception: Richard Gordon - Opposed The Lot Beside Fernandes Supermarket - Presently Zoned one-third business and two-thirds residential. The consensus was to extend the zoning line to the end of the lot line. This was unanimously agreed upon with the following exception: Richard Gordon -Opposed. Approval of Draft Letter written by Kelli Baker A motion was made by Bill Madan to approve this letter with the changes that were discussed. The motion was seconded by Carlotta James and passed with the following exception: Richard Gordon - Opposed. Roundtable Discussion At this time it was suggested by Mike LaCasse to have Kelli Baker write a memo to the Planning Board and the Beard of Selectmen requesting a joint meeting be held to review the Draft Master Plan sometime in September. A motion was made by Bill Madan for the Council to allow a minority report to be written, if the need occurs. Kelli Baker amended this motion to include that such a minority report should go through Committee channels. This motion was seconded by Stephen Calvin and passed unanimously. A motion to adjourn the meeting was made at 10:45 PM by Stephen Calvin, seconded by Carlotta James, and passed unanimously. Respectfully Submitted, Carol Ferris, Secretary /cf cc: M. LaCasse, Planning Director Planning Board Board of Selectmen T. Dwyer, Town Manager i 3� TOWN 9A q jfOAS �0�5� , AWN \A Date of Meeting: Members Present: OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUNCIL } MINUTES OF MEETING. JULY 14, 1988 July 14,1988 Kelli Baker Carlene Dezotell Stuart Sweet Stephen Calvin Paul Folkman The meeting was called to order at 7:35 PM. Carlotta James Bill Madan Richard Gordon Ed Broderick Allen Willis Mike LaCasse A motion was made by Stephen Calvin to approve the minutes of June 23, 1988. This motion was seconded by Bill Madan and passed unanimously. Correspondence A memo dated June 28,1988,to Master Plan Advisory Council Members from Carol Ferris, Secretary, enclosing the Minutes of the June 23, 1988, meeting. A memo dated June 29, 1988, to Mike LaCasse from Ralph Seifert regarding the Linkage Concept. A letter dated June 30, 1988, addressed to /Kelli Baker from Donald Kaufman regarding a zoning change. A letter dated July 8, 1988, addressed to Kelli Baker from Daniel B.J. Ryan regarding a zoning change. A memo dated July 14, 1988, addressed to Master Plan Advisory Council members from Kelli Baker regarding the meeting of July 14, 1988. Workshop Mike LaCasse briefly reviewed and explained the Linkage Document written by Connery Associates. A discussion regarding the Linkage Concept followed. �- The Linkage Concept was approved by members of the Council with the following exception: Allen Willis - abstained. MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JULY 14, 1988 Workshop (Con't.) BUSINESS 3 (B3) : HIGHWAY AND LOCAL BUSINESS (Page 10 of Report C. Permitted Uses Move gasoline service stations and garages from Special Permit to By Right. Add Private Clubs and Lodges under Special Permit. Mike LaCasse will bring a more detailed map of the lots located in the residential area to the next scheduled meeting and the Council will then fine tune this area. A non-binding consensus as to the content of Page 10 (B3) noting the above changes was taken. All Council Members approved the Page with the following exceptions Richard Gordon - feels gasoline service stations and garages should remain under special permit Kelli Baker- abstained regarding moving gasoline service stations and garages to By Right. INDUSTRIAL 1 (Il): INDUSTRIAL PARK (Page 11 of Report) B. Permitted Density (Maximum Floor Area Ratio) By Right Linkage Special Permit Retail .25 * 0.5 Office 04 0.75 Other non-residential 04 0.75 * .10 North of RailRoad C. Permitted Uses Add Salvage Yards under Special Permit. D. Special Provisions Change: "Buildings up to 75 feet in height" to read: Buildings up to seven (7) stories and no higher than ninety (90) feet in height allowed with minimum open space of 50%, etc. A non-binding consensus as to the content of Page 11 (I1) noting the above changes was taken. All Council members approved the Page with the following exceptions: Allen Willis - abstained Paul Folkman - abstained Richard Gordon - abstained 2 II MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING inn 14, 1988 Workshop (Con' At this point in time a discussion concerning a Trash To Energy Plant was held. It was agreed upon by the Council Members to table this discussion and continue it at a later date. INDUSTRIAL 2 (I2): LIMITED INDUSTRIAL (Page 12 of Report) A. Purpose of District Delete the last sentence of Paragraph #1: "Thus, it is proposed that the highest traffic generators, office and retail uses, be restricted or prohibited from this area. B. Permitted Density (Maximum Floor Area Ratio) By Right Special Permit Retail --- --- � Office 0.25 --- Other non-residential 0.25 --- Residential --- Same as in R4 excluding the Oakland St. Industrial Area Mixed Business/Residential --- --- C. Permitted Uses Delete gasoline service stations from Special Permit. A non-binding consensus as to the content of Page 12 (I2) noting the above changes was taken. All Council Members approved the Page with the following exception: Richard Gordon - Opposed. INDUSTRIAL 3 (13): MIXED USE (Page 13 of Report) A. Purpose of District This paragraph should read as follows: This district is located just north of downtown where there are a number of older unused or under -used buildings. Proposed zoning here is designed to allow a wide variety of business and residential. To constrain the growth of traffic as this central area is redeveloped, and proposed density is low. 4 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JULY 14, 1988 Workshop (Con't.) INDUSTRIAL 3 (I3) (Con't.) B. Permitted Density (Maximum Floor Area Ratio) By Right Retail .10 Office 0.25 Other non-residential 0.25 Residential Same as R4 Mixed Business/Res. 0.25 C. Permitted Uses Special Permit .25 .5 Under By Right: Delete residential apartments and townhouses and add * Same as proposed R4 Under Special Permit: Add: * Re -use of older buildings * Accessory Apartments A non-binding consensus as to the content of Page 13 noting the above changes was taken. All Council Members approved the Page with the following exceptions: Bill Madan - abstained Richard Gordon - opposed APPENDIX 704 AMENDMENT TO CREATE A NEW NEIGHBORHOOD BUSINESS OVERLAY DISTRICT Delete "supermarkets" 5.7.5.5. - to read: Branch banks, not including principal offices Regarding 5.7.6.1. and 5.7.6.2. - Mike LaCasse will bring to the next scheduled meeting more detailed maps of East and West Mansfield Villages for discussion with Council Members. AIRPORT (Page 14 of Report) A. Purpose of District This paragraph should read: Since the airport land is municipally owned, the Airport district is proposed solely as a means to express public policy regarding present and future use of the Airport. MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JULY 14, 1988 AIRPORT (A) (Con't.) While the Mansfield Airport Commission has been charged with the responsibility to plan for and operate the Airport, Town Meeting should retain ultimate authority for approving different uses there. Thus, the Airport District requires that future uses at the airport conform to the present or any future airport master plan prepared by the Mansfield Airport Commission and approved by Town Meeting. A non-binding consensus as to the content of page 14 of the report, noting the above changes, was taken. All Council Members unanimously approved the page. The Workshop portion of the meeting was concluded at this point. It was agreed upon by all CouncilMembers that Kelli Baker will draft a cover letter that will be attached to the Master Plan Document that the other Town Boards will receive. This letter will basically give an overview of what the Council has accomplished. Next Scheduled Meeting Date Set A date was set for the next scheduled meeting of the Council to be held on August 4, 1988, at 7:30PM at the Town Hall. Mike LaCasse noted at this time the importance of the Members of the Council to stick together when the Master Plan is presented to the Town Boards at the up -coming joint meeting. It was also noted that it is important for Members of the Council to reach out to individual groups that they represent and try to sell the Master Plan. Mike mentioned that he will be available to speak to any groups interested in seeing a small presentation on the Master Plan after the Draft has been approved. DISCUSSION OF LETTERS 1. Letter from Daniel B.J. Ryan dated July 8, 1988 Consensus: After a discussion was held, all Council Members agreed that Mr. Ryan's zoning request be honored with the exception of Richard Gordon, who was opposed. 2.. Letter from Donald Kaufman dated June 30, 1988 Consensus: After a discussion was held,all Council Members agreed that Mr. Kaufman's zoning request be honored with the exception of Richard Gordon, who abstained. 5 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JULY 14,1988 At this point, a 1110 Acre Concept" was brought up for discussion by Bill Madan. It was decided to table this discussion at this point.and bring it up again at the next scheduled meeting A motion to adjourn the meeting at 10:45PM was made by Bill Madan, seconded by Allen Willis, and passed unanimously. Respectfully Submitted, Cu't 4�" Carol Ferris, Secretary 1cf cc: M. LaCasse Planning Board Board of Selectmen T.Dwyer, Town Manager I Date of Meeting Members Present: TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 Approval of Minutes: MASTER PLAN ADVISORY MINUTES OF MEETING JUNE 23, 1988 June 23, 1988 Kelli Baker Stuart Sweet Bill Madan Richard Gordon Allen Willis JUL 2. 21988 Carl Nelson Carlene Dezotell Edward Broderick Stephen Calvin Michel LaCasse A motion was made by Bill Madan to approve the minutes of April 14, 1988. This motion was seconded by Carl Nelson and passed unanimously. A motion was made by Bill Madan to include the following change in the Minutes of April 21, 1988: Page 2, Paragraph 1 to read: The following consensus was made concerning the Council's role in finalizing the Master Plan: It was agreed that the Council will work on an amended version of Connery Associates' Draft Master Plan. When the draft is agreed upon, Connery would put the impacts to it and would then write a report, excluding legal zoning documents. This motion was seconded by Carl Nelson and passed unanimously. A motion was made by Richard Gordon to approve the minutes of April 21, 1988, with the change noted above. This motion was seconded by Carl Nelson and passed unanimously. Correspondence A letter dated April 18, 1988, to Stephen Quinn, Chairman of the Planning Board, from Kelli Baker responding to his memo of March 24, 1988 regarding several warrant issues for Town Meeting. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING JUNE 23, 1988 Correspondence (con't.) A memo dated April 19, 1988, from Carol Ferris, Secretary, enclosing the minutes of the April 14, 1988, meeting. A memo dated April 20, 1988, from Carol Ferris,Secretary, enclosing amendments to the minutes of March 24 and March 31. A memo dated April 25, 1988, from Carol Ferris, Secretary, enclosing the minutes of the April 21, 1988, meeting. A note dated May 10, 1988, to Kelli Baker from Michel LaCasse, enclosing a letter from Bob Catineau regarding a proposed linkage option. A memo dated June 10, 1988,to Master Plan Advisory Council members from Michel LaCasse regarding the Master Plan Update. A memo dated June 10, 1988, to Robert Catineau from Michel LaCasse, regarding a revised copy of the Master Plan Document. A memo dated June 16, 1988, to Master Plan Adivsory Council Members from Kelli Baker regarding the meeting of June 23, 1988. A letter dated June 20, 1988, to Kelli Baker from Paul Folkman regarding the meeting of June 23, 1988. Workshop RESIDENCE I (RI): NATURAL RESOURCE AND SCENIC RESIDENTIAL DISTRICT (Page 3 of Report) C. Permitted Uses - By Right Change "Storage and use of recreational vehicles" to read "Storage of recreational vehicles". Mike is to define the term "recreational vehicle". * Accessory apartments - Mike is to define Accessory apartments. Permitted Uses - Special Permit h Riding Academy - No less than five (5) acres Add under Special Permit: Kennel - to be defined by Mike Life Care - to be defined by Mike MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JUNE 23, 1988 Workshop (con't.) RESIDENCE 1 (R1) CON'T. D. Special Controls for Water Resource and Scenic Protection * Change 100 feet scenic setback to read 75 foot setback A non-binding consensus as to the content of Page 3 - R1 noting the above changes was taken. All Council Members approved the Page with the following exceptions: Richard Gordon - opposed Allen Willis - abstained RESIDENCE 2 (R2): LOWER DENSITY RESIDENTIAL DISTRICT (Page 4 of Report) " B. Permitted Density (Lot Area/Dwelling Unit) 1 No Sewer Sewer Standard Subdivision 40,000 35,000 Cluster Special Permit 35,000 30,000 A non-binding consensus as to the content of Page 4 - R2 - noting the above changes was taken. All Council Members approved the Page with the following exception: Richard Gordon - opposed. RESIDENCE 3 (R3): MEDIUM DENSITY RESIDENTIAL DISTRICT (Page 5 of Report) A. Purpose of District The second sentence in this paragraph should read: This is an area that would be mostly sewered so that a density incentive to build sewer is recommended here. B. Permitted Density (Lot Area/Dwelling Unit) No Sewer Sewer Standard Subdivision 20,000 15,000 Cluster Special Permit 20,000 15,000 Cluster Affordable Housing Not Allowed 13,000 3 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JUNE 23, 1988 RESIDENCE 3 (R3) (Con't.) C. Permitted Uses - Special Permit The same as in R1 excluding kennels A non-binding consensus as to the content of Page 5 - R3 - noting the above changes was taken. All Council Members approved the Page with the following exceptions: Richard Gordon - opposed Allen Willis - Abstained RESIDENCE 4 (R4): HIGHER DENSITY RESIDENTIAL DISTRICT 4 B. Permitted Density (Minimum Lot Area/Lot Area per Dwelling Unit) Delete "No Sewer" Sewer Standard Subdivision Single Family 10,000 Standard Subdivision Two Family 15,000/7,500 Cluster Special Permit 5,500 per unit Cluster Affordable Housing 4,000 C. Permitted Uses By Right Special Permit * Same as proposed Residence 1 # cluster residential r Two-family dwellings older building re -use # private clubs and lodges community housing facility funeral homes # nursing homes nursery school MASTER PLAN ADVISORY COUNCIL 5 MINUTES OF MEETING JUNE 23, 1988 RESIDENCE 4 (R4) (Con't.) A non-binding consensus as to the content of Page 6 - R4 - noting the changes listed was taken. All Council Members approved the Page with the following exception: Richard Gordon - Opposed PLANNED RESERVOIR DISTRICT (PRD) (Page 7 of Report) D. Special Controls Special Permit issued only if a) general criteria for special permits met, b) no additional runoff into reservoir, c) meets standards of Water Supply Protection District. A non-binding consensus as to the content of Page 7 - PRD - noting the changes listed was taken. All Council Members approved the Page with the following exception: Richard Gordon - Opposed. BUSINESS 1 (B1): CENTRAL BUSINESS DISTRICT (Page 8 of Report) C. Permitted Uses - Special Permit Add: # elevated parking structure # private clubs and lodges A non-binding consensus as to the content of Page 8 - B1 - noting the above addition was taken. All Council Members approved the Page with the following exception: Carl Nelson - Opposed. BUSINESS 2 (B2): DOWNTOWN MIXED USE (Page 9 of Report) C. Permitted Uses - Special Permit Add: * elevated parking structure x private clubs and lodges A non-binding consensus as to the content of Page 9 - B2 - noting the above addition was taken. All Council Members approved the Page. MASTER PLAN ADVISORY COUNCIL 6 MINUTES OF MEETING JUNE 23, 1988 The Workshop portion of the meeting was concluded. A meeting date for the next Master Plan Advisory Council meeting was set for Thursday, July 7, 1988 at 7:30PM at the Town Hall. A motion to adjourn the meeting was made at ll:00PM by Stephen Calvin, seconded by Allen Willis and unanimously passed. Respectfully Submitted, �G Carol Ferris, Secretary /cf cc: M.LaCasse, Planning Director Planning Board Board of Selectmen T.Dwyer, Town Manager TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JUNE 23, 1988 i Date of Meeting: Members Present: Approval of Minutes: June 23, 1988 Kelli Baker Stuart Sweet Bill Madan Richard Gordon Allen Willis Carl Nelson Carlene Dezotell Edward Broderick Stephen Calvin Michel LaCasse A motion was made by Bill Madan to approve the minutes of April 14, 1988. This motion was seconded by Carl Nelson and passed unanimously. A motion was made by Bill Madan to include the following change in the Minutes of April 21, 1988: Page 2, Paragraph 1 to read: The following consensus was made concerning the Council's role in finalizing the Master Plan: It was agreed that the Council will work on an amended version of Connery Associates' Draft Master Plan. When the draft is agreed upon, Connery would put the impacts to it and would then write a report, excluding legal zoning documents. This motion was seconded by Carl Nelson and passed unanimously. A motion was made by Richard Gordon to approve the minutes of April 21, 1988, with the change noted above. This motion was seconded by Carl Nelson and passed unanimously. Correspondence A letter dated April 18, 1988, to Stephen Quinn, Chairman of the Planning Board, from Kelli Baker responding to his memo of March 24, 1988 regarding several warrant issues for Town Meeting. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING JUNE 23, 1988 Correspondence (con't.) A memo dated April 19, 1988, from Carol Ferris, Secretary, enclosing the minutes of the April 14, 1988, meeting. A memo dated April 20, 1988, from Carol Ferris,Secretary, enclosing amendments to the minutes of March 24 and March 31. A memo dated April 25, 1988, from Carol Ferris, Secretary, enclosing the minutes of the April 21, 1988, meeting. A note dated May 10, 1988, to Kelli Baker from Michel LaCasse, enclosing a letter from Bob Catineau regarding a proposed linkage option. A memo dated June 10, 1988,to Master Plan Advisory Council members from Michel LaCasse regarding the Master Plan Update. A memo dated June 10, 1988, to Robert Catineau from Michel LaCasse, regarding a revised copy of the Master Plan Document. A memo dated June 16, 1988, to Master Plan Adivsory Council Members from Kelli Baker regarding the meeting of June 23, 1988. A letter dated June 20, 1988, to Kelli Baker from Paul Folkman regarding the meeting of June 23, 1988. Workshop RESIDENCE I (RI): NATURAL RESOURCE AND SCENIC RESIDENTIAL DISTRICT (Page 3 of Report) C. Permitted Uses - By Right Change "Storage and use of recreational vehicles" to read "Storage of recreational vehicles". Mike is to define the term "recreational vehicle". * Accessory apartments - Mike is to define Accessory apartments. Permitted Uses - Special Permit * Riding Academy - No less than five (5) acres Add under Special Permit: Kennel - to be defined by Mike Life Care - to be defined by Mike MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JUNE 23, 1988 Workshop (con't.) RESIDENCE 1 (R1) CON'T. D. Special Controls for Water Resource and Scenic Protection * Change 100 feet scenic setback to read 75 foot setback A non-binding consensus as to the content of Page 3 - Rl noting the above changes was taken. All Council Members approved the Page with the following exceptions: Richard Gordon - opposed Allen Willis - abstained RESIDENCE 2 (R2): LOWER DENSITY RESIDENTIAL DISTRICT (Page 4 of Report) B. Permitted Density (Lot Area/Dwelling Unit) No Sewer Sewer Standard Subdivision 40,000 35,000 Cluster Special Permit 35,000 30,000 A non-binding consensus as to the content of Page 4 - R2 - noting the above changes was taken. All Council Members approved the Page with the following exception: Richard Gordon - opposed. RESIDENCE 3 (R3): MEDIUM DENSITY RESIDENTIAL DISTRICT (Page 5 of Report) A. Purpose of District The second sentence in this paragraph should read: This is an area that would be mostly sewered so that a density incentive to build sewer is recommended here. B. Permitted Density (Lot Area/Dwelling Unit) No Sewer Sewer Standard Subdivision 20,000 15,000 Cluster Special Permit 20,000 15,000 Cluster Affordable Housing Not Allowed 13,000 3 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING JUNE 23, 1988 RESIDENCE 3 (R3) (Con't.) C. Permitted Uses - Special Permit The same as in R1 excluding kennels A non-binding consensus as to the content of Page 5 - R3 - noting the above changes was taken. All Council Members approved the Page with the following exceptions: Richard Gordon - opposed Allen Willis - Abstained RESIDENCE 4 (R4): HIGHER DENSITY RESIDENTIAL DISTRICT 4 B. Permitted Density (Minimum Lot Area/Lot Area per Dwelling Unit) Delete "No Sewer" Sewer Standard Subdivision Single Family 10,000 Standard Subdivision Two Family 15,000/7,500 Cluster Special Permit 5,500 per unit Cluster Affordable Housing 4,000 C. Permitted Uses By Right Special Permit • Same as proposed Residence 1 cluster residential a Two-family dwellings # older building re -use private clubs and lodges community housing facility funeral homes # nursing homes nursery school MASTER PLAN ADVISORY COUNCIL S MINUTES OF MEETING JUNE 23, 1988 RESIDENCE 4 (R4) (Con't A non-binding consensus as to the content of Page 6 - R4 - noting the changes listed was taken. All Council Members approved the Page with the following exception: Richard Gordon - Opposed PLANNED RESERVOIR DISTRICT (PRD (Page 7 of Report) D. Special Controls Special Permit issued only if a) general criteria for special permits met, b) no additional runoff into reservoir, c) meets standards of Water Supply Protection District. A non-binding consensus as to the content of Page 7 - PRD - noting the changes listed was taken. All Council Members approved the Page with the following exception: Richard Gordon - Opposed. BUSINESS 1 (B1): CENTRAL BUSINESS DISTRICT (Page 8 of Report) C. Permitted Uses - Special Permit Add: * elevated parking structure * private clubs and lodges A non-binding consensus as to the content of Page 8 - B1 - noting the above addition was taken. All Council Members approved the Page with the following exception: Carl Nelson - Opposed. BUSINESS 2 (B2): DOWNTOWN MIXED USE (Page 9 of Report) C. Permitted Uses - Special Permit Add: * elevated parking structure x private clubs and lodges A non-binding consensus as to the content of Page 9 - B2 - noting the above addition was taken. All Council Members approved the Page. MASTER PLAN ADVISORY COUNCIL 6 MINUTES OF MEETING JUNE 23, 1988 The Workshop portion of the meeting was concluded. A meeting date for the next Master Plan Advisory Council meeting was set for Thursday, July 7, 1988 at 7:30PM at the Town Hall. A motion to adjourn the meeting was made at ll:OOPM by Stephen Calvin, seconded by Allen Willis and unanimously passed. Respectfully Submitted, Carol Ferris, Secretary /cf cc: M.LaCasse, Planning Director Planning Board Board of Selectmen T.Dwyer, Town Manager AMENDMENT TO THE MINUTES OF APRIL 21, 1988 (Page 2 — Paragraph #1) The following consensus was made concerning the Council's role in finalizing the Master Plan: It was agreed that the Council will work on an amended version of Connery Associates' Draft Master Plan. When the draft is agreed upon, Connery would put the impacts to it and would then write a report, excluding legal zoning documents. At this point, several joint workshops would be held with the Master Plan Advisory Council, the Board of Selectmen and the Planning Board. Once the three Boards are in agreement, Connery would amend the report to include the joint consensus of the three Boards, and the three Boards would then vote on the Consensus Plan. Date of Meeting: Members Present: TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUNC MINUTES OF MEETING APRIL 21, 1988 April 21, 1988 Kelli Baker Bill Madan Stuart Sweet Carlotta James Carlene Dezotell The meeting was called to order at 7:35PM. Corresoonden None Approval of Minutes JUN 2 9 Stephen Calvin Richard Gordon Paul Folkman Michel LaCasse Carl Nelson A motion was made by Bill Madan to approve the minutes of March 31, 1988, leaving the Council's consensus regarding Industrial 2 — Gilbert Street — as is. This motion was seconded by Richard Gordon and passed unanimously. A motion was made by Bill Madan to delay the approval of the April 14, 1988, minutes until the Council's next meeting. This motion was seconded by Stuart Sweet and passed by a unanimous vote. Workshop Affordable Housing After a lengthy discussion regarding Affordable Housing, the following consensus was made: It was agreed by the members of the Council to deal with the Affordable Housing Issue as a separate issue. Richard Gordon was against this consensus. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING APRIL 21, 1988 Workshop (con't.) The following consensus was made concerning the Council's role in finalizing the Master Plan: It was agreed that the Council will work on an amended version of Connery Associates' Draft Master Plan. When the draft is agreed upon, Connery would put the impacts to it and would then write a report, excluding any zoning. At this point, several joint workshops would be held with the Master Plan Advisory Council, the Board of Selectmen, and the Planning Board. Once the three Boards are in agreement, Connery would amend the report to include the joint consensus of the three Boards, and the three Boards would then vote on the Consensus Plan. At that point in time, the Master Plan Advisory Council would take a secondary role in the Master Plan process with the Planning Board then assuming a primary role. This consensus was unanimously agreed upon. A motion was then made by Stuart Sweet to have Mike LaCasse and -Kelli I hold workshop meetings with Connery Associates and to have the Council meet only when a modified version of the Draft Master Plan Outline is produced. Mike will prepare and send to all Council members any interim reports that are necessary,in coordination with Connery,informing the group of what progress is being made. Any Council members having comments on the progress that is being made are invited to call Mike for updates. This motion was seconded by Stephen Calvin and passed unanimously. Old Business None New Business A motion was made by Bill Madan that there be no smoking at Master Plan Advisory Council meetings. This motion was seconded by Carlotta James and passed by a unanimous vote. MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING APRIL 21, 1988 New Business (con't.) Mr. LaCasse informed the Council that he is applying for a $50,000 grant for Aquifer Protection with the towns of North Attleboro, Attleboro and Plainville. Mr. LaCasse also informed the Council that there will be a Public Hearing next week on the subject of the reconstruction of Oakland Street. A motion to adjourn the meeting was made at 9:55PM by Stuart Sweet, seconded by Richard Gordon and passed unanimously. Respectfully Submitted, Carol Ferris, Secretary /cf cc: M.LaCasse, Planning Director Planning Board Board of Selectmen T.Dwyer, Town Manager AMENDMENT TO THE MINUTES OF APRIL 21, 1988 (Page 2 - Paragraph #1) The following consensus was made concerning the Council's role in finalizing the Master Plan: It was agreed that the Council will work on an amended version of Connery Associates' Draft Master Plan. When the draft is agreed upon, Connery would put the impacts to it and would then write a report, excluding legal zoning documents. At this point, several joint workshops would be held with the Master Plan Advisory Council, the Board of Selectmen and the Planning Board. Once the three Boards are in agreement, Connery would amend the report to include the joint consensus of the three Boards, and the three Boards would then vote on the Consensus Plan. Date of Meeting: Members Present: Correspondence TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUNCIL�n MINUTES OF MEETING APRIL 14, 1988 April 14, 1988 Kelli Baker Bill Madan Richard Gordon Stuart Sweet Allen Willis Carl Nelson Edward Broderick Paul Folkman Memos from Carol Ferris, Secretary, enclosing the minutes of the March 24 and March 31, 1988 meetings. Approval of Minutes A motion was made by Bill Madan to approve the minutes of the March 24, 1988, meeting. This motion was seconded by Stuart Sweet. Discussion: A motion was made by Allen Willis to change the wording on Page 3, No. 5 to read: The Interchange at Route 495 and South Main Street should be studied for improvement to that intersection based on the forecast for future traffic in that area; and to study the road connection from Route 106 into Francis Avenue. This motion was seconded by Bill Madan. The motion to approve the minutes as amended passed unanimously. A motion was made to approve the minutes of the March 31, 1988, meeting by Bill Madan and seconded by Stuart Sweet. 6 Discussion: A. motion was made by Allen Willis to include the following: On Page 2 - Industrial 1 - Richard Gordon, Paul Folkman and Allen Willis abstained from this discussion. MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING APRIL 14, 1988 Approval of Minutes - Con't. Discussion - Minutes of March 31,1988 (Con't.) This motion was seconded by Bill Madan. Further discussion - A question was raised by Allen Willis regarding Page 2 - Industrial 2 - Gilbert Street. It was unclear as to whether or not the Council's consensus regarding this area included Richardson Industry on Otis Street. A motion to delay the approval of these minutes, reflecting the above, until the Council's next meeting, was made by Richard Gordon and seconded by Stuart Sweet. This motion was passed unanimously. 2 The meeting was then turned over to Mr. Robert Catineau of Connery Associates who was prepared to discuss residential zoning with the Council. Although only seven members of the Council were present, a motion was made by Bill Madan to proceed with the presentation. This motion was seconded by Edward Broderick and passed unanimously. Mr. Catineau began his presentation by discussing the Residential Zoning in the outlying areas in East and West Mansfield. Protecting the water quality and preserving open space were two general goals that were discussed. Affordable Housing for this area was also discussed. Keeping in mind the above mentioned goals, several issues were discussed as they relate to East and West Mansfield and/or to the entire Town. 1. Mr. Catineau presented the following ideas for the East and West Mansfield areas keeping in mind the Council's previous consensus range of 45,000 square feet for a conventional lot and 30,000 square feet for cluster. To have cluster as an incentive and bring in some affordable housing 1 unit per 45,000 sq.feet - conventional 1 unit per 30,000 sq.feet - cluster with 15% affordable MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING APRIL 14, 1988 In terms of cluster uses - single family or townhouse (4 units per building) 35% open space for single family cluster 60% open space for townhouse cluster 2. In a Water Protection Zone - the following issues were discussed: 'f A maximum lot coverage of 10% No animal feed lots or pastures No manure storage within 25 feet of water bodies No alterations of natural site features Average slopes on lots not to exceed 15% No application of pesticides or fertilizers except by special permit After a Zone 2 Study, bring in an idea of an Aquifer Protection District Have 100 ft. scenic setbacks for larger parcels on older main roads The meeting was then opened up for general discussion of several issues; some of which were: h- A question was raised as to why lot coverage would be limited to 10%. Mr. Catineau stated that limiting lot coverage to 10% would help to reduce the amount of runoff and protect the water. Increasing this figure to 20% was discussed by the Council. y Clarification on the 100 ft. scenic setback was requested. Mr. Gatineau stated that this is in reference to larger parcels on the older main roads in the Town. A Zoning By -Law restricting the use of pesticides was discussed. A question was raised as to how this would be enforced. MASTER PLAN ADVISORY COUNCIL 4 MINUTES OF MEETING APRIL 14, 1988 General Discussion (Con't.) * Special Permit as it applies to cluster was discussed. A 50% bonus incentive for Affordable Housing was discussed. A request was then made to have Mr. Gatineau make available to Mike LaCasse for next week's meeting spread sheets for a typical sub—division. Cluster and a certain % of affordable option to be given to the developer was discussed. A discussion concerning Affordable Housing all across Town was held. A question was raised as to why Connery is aiming at 15% Affordable Housing. Accessory apartments as they relate to Affordable Housing was also discussed. It was noted that Cluster Development and Affordable Housing have to be separated out as two separate issues — especially for Town Meeting. The following areas were briefly reviewed: Residence A — Low Density 45,000 square foot — conventional/cluster with no sewer 30,000 square foot — conventional/cluster with sewer 20,000 square foot — 15% affordable housing with sewer Residence B-1— Medium Density 45,000 square foot — with no sewer 30,000 square foot — conventional or cluster with sewer 20,000 square foot — conventional or cluster and affordable with sewer It was requested to have Connery Associates change Residence B-1 to Low Density, as in Residence A (above). Residence B — A 13,000 — 20,000 square foot range was presented for this area. MASTER PLAN ADVISORY COUNCIL 5 MINUTES OF MEETING APRIL 14, 1988 Areas that were briefly reviewed (con't.) Residence C 10,000 square foot lot — single family conventional Two family on 10,000 square foot lot Bonus — 1 unit to 3500 square feet for Affordable Housing It was pointed out by Mr. Gatineau that Connery was staying within the consensus that were agreed upon by the Council for the areas that were discussed. Questions from the Audience It was pointed out by a member of the audience that several people are opposed to low rental cluster areas in the Town because of the financial strain it puts on our schools, water, etc. Another comment was made regarding single family cluster being used to preserve open space as making sense; although, this member of the audience felt some confusion was apparent regarding single family cluster and multi—family cluster. Meeting Schedule A meeting date of April 21, 1988 was agreed upon for the Council's next workshop meeting. Mr. Catineau will set up a date with Mike LaCasse for Connery Associates next meeting with the Council. Old Business None New Business None MASTER PLAN ADVISORY COUNCIL 6 MINUTES OF MEETING APRIL 14, 1988 A motion to adjourn was made at 10:10 PM by Allen Willis, seconded by Paul Folkman and unanimously approved. Respectfully Submitted, Carol Carol Ferris, Secretary /cf cc: M.LaCasse, Planning Director Planning Board Board of Selectmen T. Dwyer, Town Manager TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 1Ju ' i '} IN 2 91933 Date: April 20, 1988 AMENDMENT TO THE MINUTES OF.MARCH 31, 1988 Page 2 - Industrial 1 Richard Gordon, Paul Folkman and Allen Willis abstained from this discussion. /c£ Date of Meeting: TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUNCIL { j)) MINUTES OF MEETING 11 APR 2 8 MARCH 31, 1988 f ?9 -ATOWN _! March 31, 1988 Members Present: Kelli Baker William Madan Edward Broderick Stephen Calvin Allen Willis Paul Folkman Lawrence Harrington Carlene Dezotell Richard Gordon Carlotta James Michel LaCasse There was no approval of minutes or correspondence at this meeting. Workshop The meeting was then turned over to Mike LaCasse who proceeded to review Connery Associates' last presentation. The following areas were discussed during the workshop meeting: INDUSTRIAL 1 After a lengthy discussion, the Council decided on the following: 1. Some uses would be as of right 2. Some uses that are not permitted 3. All other uses would be under special permit Industrial 1 - North of Railroad The consensus for this area was that 10% retail would be permitted as of right and any above that would be under special permit. The exact F.A.R. is to be determined at a later date and may vary with the particular use. Richard Gordon obstained from this consensus. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING MARCH 31, 1988 Workshop (Con't.) INDUSTRIAL 1 - (CON'T. Industrial 1 - South of Railroad After a lengthy discussion, it was decided that the percent of retail permitted would be set at a later date. Richard Gordon and Paul Folkman obstained from this discussion. INDUSTRIAL 2 - OAKLAND STREET There was a long debate regarding the 10% cap on office that was proposed by Connery Associates. Because of the present situation of Oakland Street, it was agreed that car traffic would be preferred instead of truck traffic. A .25 area ratio will be researched further. The proximity to the well sites was also discussed. INDUSTRIAL 2 - GILBERT STREET The consensus regarding this area was to extend the Industrial coverage to include the Power Plant as well as to include Richardson Industry on Otis Street and to zone this! _Mixed_Use - Residential/Industrial. The rest of what is presently ioried Industrial off of Gilbert Street would be rezoned to Residence - very low density. Richard Gordon felt that this area should be left as an Industrial Zone. The Workshop portion of the meeting was adjourned. A memo dated March 24, 1988, to the Master Plan Advisory Council from Stephen H. Quinn, Chairman of the Planning Board, requesting the Council's comments on several proposed zoning amendments was then addressed. In response to this memo, the following motions were made: MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING MARCH 31, 1988 1. Copeland Avenue - (Fernandes Area) A motion was made by Larry Harrington to allow the Town Meeting to decide where the line should be divided and that the Master Plan Advisory Council feels that either expanding the line or leaving it where it is now would not have a major impact on our process to date and that the Council would go along with the will of the people. This motion was seconded by Carlotta James and passed with Bill Madan, Paul Folkman and Richard Gordon obstaining. 2. Highland Avenue Extension A motion was made by Larry Harrington to inform the Planning Board that this particular proposal appears to be consistent with the direction of the Master Plan to date and although the Council has not specifically defined the exact residential density, the Council feels that it would be in consistency with the area to have a high density. This motion was seconded by Allen Willis and passed with Bill Madan and Paul Folkman obstaining, and Richard Gordon opposed. 3. The South Portion of Route 106 from the Easton Line To be zoned from Agricultural to General Business 3 A motion was made by Larry Harrington to inform the Planning Board that in this area it has been addressed as residential with a very low density and that the Master Plan Advisory Council favors Cluster on Route 106 because of safety reasons. This motion was seconded by Allen Willis and passed with Bill Madan and Paul Folkman obstaining. 4A. Life Care Facility - To be permitted under special permit in A motion was made by Larry Harrington that the Council would like to see consistency in that site specific area and that the Council is looking at it to be a consistent area and while the Council has not looked at Life Care as a concept, they have looked at the area and would like to see consistency of one zone. MASTER PLAN ADVISORY COUNCIL 4 MINUTES OF MEETING MARCH 31, 1988 4A. Life Care Facility - (Con't.) This motion was seconded by Bill Madan and passed with Bill Madan obstaining and Richard Gordon opposing. 4B Concept of a Life Care Facility anywhere in an Agriculture Zone A motion was made by Paul Folkman that the Concept of Life Care is consistent with several of the housing opportunity concepts discussed and approved by the Master Plan Advisory Council during the Affordable Housing Study. Some of these concepts include increasing housing opportunities for various economic groups and age groups within the community. This motion was seconded by Larry Harrington and passed with Bill Madan obstaining and Richard Gordon opposing. Richard Gordon stated that although he does like the concept of Life Care, he feels the above motion should state only that the Council likes and concept of Life Care and nothing further,. NOTE: Allen Willis did not participate in the discussion or the voting of the Life Care Facility proposed zoning amendments. A motion was made by Larry Harrington to have the next meeting of the Council held on April 14, 1988, with the Consultants present.. This motion was seconded by Paul Folkman and passed unanimously. New Business None Old Business Richard Gordon read a prepared statment regarding the withdrawal of his consensus vote endorsing the Cluster concept - single family. MASTER PLAN ADVISORY COUNCIL 5 MINUTES OF MEETING MARCH 31, 1988 A motion to adjourn at 10:30PM was made by Larry Harrington, seconded by Carlotta James, and passed unanimously. Respectfully Submitted, CLC. t,G'L ��C/LGQJ Carol Ferris, Secretary /cf cc: M.LaCasse, Planning Director Planning Board Board of Selectmen T.Dwyer, Town Manager TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 Date: April 20, 1988 AMENDMENT TO THE MINUTES OF MARCH 24, 1988 Page 3, No. 5: RAMP ROADWAY TO ROUTE 495 /cf The following motion was made by Allen Willis: The Interchange at Route 495 and South Main Street should be studied for improvement to that intersection based on the forecast for future traffic in that area; and to study the road connection from Route 106 into Francis Avenue. This motion was seconded by Ralph Seifert and passed unanimously. Date of Meeting Members Present: TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PT,AN ADVTSORY COUNCIL MINUTES OF MEETING MARCH 24, 1988 March 24, 1988 Paul Folkman Stephen Calvin William Madan Stuart Sweet Richard Gordon Carl Nelson Allen Willis Ralph Seifert Carlene Dezotell Michel LaCasse The meeting was called to order at 7:35PM. Per Richard Gordon's request, a motion was made by Ralph Seifert to delay the approval of the March 3 and March 10 minutes until Richard Gordon's arrival. This motion was seconded by Allen Willis and passed unanimously. Correspondence A memo dated March 24, 1988, to the Master Plan Advisory Council from Stephen H. Quinn, Chairman of the Planning Board, requesting the Council's comments on several proposed zoning amendments. Mr. LaCasse then briefly reviewed the Mansfield Buildout Analysis Report which was distributed to all the members of the Council. Workshop The meeting was then turned over to Mr. Robert Catineau of Connery Associates who proceeded to compliment the Council on the work that has been done to date on the Master Plan. Mr. Catineau then briefly discussed Water Protection and Affordable Housing with members of the Council. He noted that the Aquifer Protection By -Law (Zone 2 Study) could be a potential for the future. To begin the workshop, it was agreed by Council Members to listen to Connery Associates' ideas and to fine tune the uses and densities at a later date. Mr. Catineau began by referring to the Draft Plan of the Mansfield Master Plan. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING MARCH 24, 1988 Workshop (Con't The following areas were discussed: 1. INDUSTRIAL 1: CABOT, CABOT AND FORBES PARK; " TRIANGLE": AREA WEST OF..I-495 Mixed uses for the area along Routes 140 and 495 were discussed. A 5% retail limit will be discussed at a future meeting. Fine tuning what uses are to be allowed will also be discussed at a future meeting. NOTE: Arrival of Richard Gordon - 8:OOPM. 2. INDUSTRIAL 2: INDUSTRIAL AREAS ALONG RAILROAD OAKLAND AVENUE MAPLE STREET, BRANCH AVENUE, WARE STREET, GILBERT STREET 3. The Council expressed an interest in having a feasibility study and another access for the Oakland Street Industrial Park investigated. A .25 area was discussed as far as putting some existing uses non -conforming, and a 5% office limitation will be discussed at a future date. ;OUTH OF RESERVOIR This area is presently zoned general business. Special Permit was discussed, and it was agreed to consider this area as being treated as one area, being careful as to what goes in near the reservoir. All the uses discussed are to be fine tuned at a later date. Richard Gordon stated that he is against P.U.D. and residential in this area. 4. AIRPORT DISTRICT: LAND OWNED BY THE TOWN The Master Plan Advisory Council's Airport Commission rep- resentative pointed out a few facts about the airport as follows: 1. The land around the Airport is owned by the Town. 2. It was suggested that the Council Members review the Airport Master Plan, which was approved in 1982, before making a decision about this area. I£ possible, Allen Willis will see that copies of the Airport Master Plan are distributed to Council Members for review. MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING MARCH 24, 1988 Workshop (Con't.) AIRPORT DISTRICT (Coni.) Cluster was also discussed for developments that abut the Airport land. 5. RAMP ROADWAY TO ROUTE 495 The following motion was made by Allen Willis: The Inter- change at Route 140 and Route 495 should be studied for improvement to that intersection based on the forecast for future traffic in that area; and to study the road connection from Route 106 into Francis Avenue. This motion was seconded by Ralph Seifert and passed unanimously. 6. MIXED INDUST During the discussion relative confusion concerning the F.A.R. discussed at a later date. NORTH NORTH to this area, there was some figure. This will be 7. CENTRAL BUSINESS: DOWNTOWN BUSINESS AREA IN VICINITY OF Ralph Seifert felt that there was a need for the Council to discuss the possibility of increasing the F.A.R. to 4.0 in this area. It was agreed after some discussion that a walk in the Downtown area would be necessary to fine tune the lines at a future date. 8. MIXED USE 2: DOWNTOWN BUSINESS AREA SOUTH OF CHURCH STREET It was agreed that this zone is to be created to encourage a more dense retail mix with emphasis on pedestrian access. Again, it was agreed that a walk in the Downtown area would be necessary to fine tune the lines at a future date. 9. LOCAL BUSINESS B: BUSINESS AREA ALONG CHAUNCY STREET AND COPELAND AVENUE Allen Willis suggested the need for the Council to take a close look at Wood Avenue when re -zoning is considered. Making sure that the residential areas are not disturbed was another issue that was discussed. MASTER PLAN ADVISORY COUNCIL 4 MINUTES OF MEETING MARCH 24, 1988 Workshop (Con't.) 10. NEIGHBORHOOD BUSINESS• WEST MANSFIELD CENTER AND EAST STREET Mr. Madan suggested looking into the possibility of using a direct zone instead of a non -conforming zone. Mr. Gordon stated that he is very much against the expansion of small neighborhood centers. He felt this will take away from the Downtown. Encouraging better access to Route 106/Franklin Street was also discussed. Approval of Minutes A motion was made by Steve Calvin to approve the minutes of f March 3, 1988. This motion was seconded by Ralph Seifert. Discussion - Allen Willis asked to have the Council referred to as a Council and not a Board in all future minutes as it can be confusing at times. The motion to approve the minutes of March 3 was passed unanimously. A motion was made by Ralph Seifert to approve the minutes of March 10, 1988. This motion was seconded by Allen Willis. Discussion - Richard Gordon made a motion to have the following wording change made under the area referred to as : East and West Mansfield - Old Agriculture Zone (low density) on Page 1 of the minutes: From: The remaining agriculture zone would remain with the same approximate density of 30,000 square feet. To: The remaining agriculture zone would remain with a minimum_ density of 30,000 square feet. MASTER PLAN ADVISORY COUNCIL 5 MINUTES OF MEETING MARCH 24,_1988 Approval of Minutes (Con't.) No second to Richard Gordon's motion was made. Richard Gordon also asked that a change be made on Page 2 under Presently Zoned Residence A"- Medium Density to note that he does not agree with the consensus that was made. Ralph Seifert seconded this motion. Discussion - Bill Madan stated that this comment should be reflected in this weeks minutes (the minutes of March 24, 1988), as the minutes of March 10 were accurate. Mr. Gordon has changed his mind on the consensus since the March 10 meeting. The motion to approve the minutes of the March 10 meeting was passed by an 8 to 1 vote, with Richard Gordon opposed. Note: Richard Gordon would like noted in this weeks minutes that he does not agree with the consensus concerning the area referred to as "Presently Zoned Residence A - Medium Density" and that he is dissatisified with not having the minutes of March 10 amended as previously stated. New Business None. Old Business Stephen Calvin discussed the general idea of "consensus" and the fact that the Council Members can change their minds as new information is brought to light - a consensus is not a vote. Richard Gordon stated that he is dissatisified with the general concept of taking a consensus.. Meeting Schedule A date was set to hold the next meeting on Thursday, March 31. This will be a review without Connery Associates. An April 14 meeting date was set for the next meeting with Connery Associates to discuss residential zoning. A motion was made for the above dates by Stephen Calvin, seconded by Richard Gordon, and passed. A motion to adjourn the meeting at 10:40PM was made by Ralph Seifert, seconded by Stephen Calvin, and passed unanimously. Respectfully Submitted, Carol Ferris, Secretary cc: M.LaCasse/Planning Board/Board of Selectmen/T.Dwyer,Town Manager Date of Meeting: Members Present: TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING �� APR ' S J088 `. MARCH 10, 1988 March 10, 1988 Belli Baker Michel LaCasse Stuart Sweet Larry Harrington William Madan The meeting was called to order at 7:55PM. Correspondence Stephen Calvin Allen Willis Richard Gordon Carlotta James A memo from Whitman & Howard, Inc., addressed to Mr. Michel LaCasse, regarding ground water recharge areas and a Zone Two study. A memo from Marydee Flynn to the Master Plan Advisory Council regarding Mansfield's water protection zone lines. At the Council's request, a brief review of some of the findings of the Water Protection Advisory Committee was given by Linda Sohn. Several different findings were presented and discussed. Workshop To begin the workshop meeting, Mike LaCasse presented a brief review of what was entailed in the last workshop meeting. Mike reviewed with the Board a Zoning Map.on which he showed some present zoning and all the zoning changes that the Council has agreed on to date. At that time, several comments were made regarding how responsive Mike has been and what an out- standing job he has done on his work with the Council. East and West Mansfield - Old Agriculture -Zone (low densit The consensus regarding this area was to devide the agriculture zone'nto two areas, one being the further outskirts and designate them as a ground water protection/rural character zone with a density of 45,000 square';foot conventional lot size and 30,000 square foot size for cluster. The remaining agriculture zone would remain with the same approximate density of 30,000 square feet. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING MARCH 10, 1988 Workshop (Con't) East and West Mansfield - Old Agriculture Zone (low density) - Con't. The second consensus regarding this area was to go away from the Water Protection overlay and to adopt a real zone. Note: Mr. Gordon expressed some concerns that this scenario would not be as beneficial to the Town as the two scenarios presented by Connery Associates. Note: Mr. Willis expressed concerns that a discussion should be held relative to the practicality and realism of sewer coming into this zone. Old East Mansfield Vil The consensus concerning this area was to keep it the same density as it is presently; that is, Residence A. Residence AA - West Mansfield The consensus was to incorporate this with the surrounding zoning (approximate- 30,000 square foot lots) with a provision stating that structures built prior to 1988 would be exempt. Residence AA - Greenwood Lake The consensus was to incorporate this with the surrounding zoning (approximate 45,000/30,000 square foot lots) with a provision stating that structures built prior to 1988 would be exempt. Note: Mr. Willis abstained from this consensus. Presently Zoned Residence A - (Medium Density) The consensus was that the zone would extend to include the agriculture zone south of Spring Street along Route 140 and Route 495 to the airport. Note: Mr. Willis abstained from this consensus. Note: Mr. Gordon agreed with the consensus; however, he voiced some concerns over the expansion of density in this area. MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING MARCH 10, 1988 Workshop (Con't.) The Area Behind Bicentennial Court/St. Mary's Church The consensus for this area was to zone it to one zone - Residence A - medium density. Highland Avenue Extension There was some discussion concerning increasing the density in this area. Mr. LaCasse pointed out that the Highland Street sub -division could cover the entire area which would then make this motion useless. Mr. LaCasse agreed to report back to the board on this at a future date. Note: Mr. Gordon was not in favor of the concept of increasing the density in this area. Copeland Avenue/Fernandes The consensus was to allow a higher density, comparable to Residence B & C, on the easterly side of Copeland Avenue and Southerly of Route 106 (presently zoned Residence A). The westerly side of Copeland Avenue is to remain Residence A or medium density to Route 140. Residential Area around the Norton Reservoir The consensus concerning this area was to zone the entire residential area to a density comparable to Residence A and to encourage sewer in that area to protect the water resource for the town of Norton. A motion was made by Mr. Harrington that a meeting not be held next week, March 17, 1988, due to unavailability at the Town Hall and other commitments made by Mr. LaCasse and several of the Board members. This motion was seconded by Mr. Calvin and passed unanimously. There was some discussion that an organizational meeting be held on Wednesday evening, March 16, 1988, between the Master Plan Advisory Council, the Board of Selectmen, and the Planning Board, to review what the different consensus have been to date. MASTER PLAN ADVISORY COUNCIL 4 MINUTES OF MEETING MARCH 10, 1988 Old Business None. New Business None• A motion to adjourn at 10:43PM was made by Mr. Harrington, seconded by Mr. Calvin, and passed by a unanimous vote. Respectfully Submitted, C; ACL Carol Ferris, Secretary /cf cc: M. LaCasse, Planning Director Planning Board Board of Selectmen T. Dwyer, Town Manager TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING MARCH 3, 1988 Date of Meeting: March 3, 1988 Members Present: Kelli Baker Allen Willis Carlene Dezotell Stuart Sweet Edward Broderick Richard Gordon Lawrence Harrington Paul Folkman Stephen Calvin William Madan Michel LaCasse The meeting was called to order at 7:35 PM. A motion to approve the minutes of the February 11, 1988, meeting was made by Paul Folkman, seconded by Larry Harrington, and passed unanimously. A motion to approve the minutes of the February 18, 1988, meeting was made by Larry Harrington, seconded by Paul Folkman, and passed by a unanimous vote. CorresDondence Two memos from Carol Ferris, Secretary, to all Members of the Master Plan Advisory Council dated February 16 and February 24, 1988, attaching the minutes of the February 11 and February 18 meetings. Memo dated February 23, 1988, addressed to Kelli Baker from Selectman Richard D'Onofrio regarding West Street traffic. A letter dated March 3, 1988, addressed to Ms. Francine Bloom of the Mansfield News from Michel LaCasse relative to cluster zoning. A letter addressed to Kelli Baker dated February 19, 1988, from Carlene M. Dezotell, Executive Director of the Mansfield Housing Authority, relative to The Housing Innovations Fund. Workshop The meeting was then turned over to Michel LaCasse who briefly discussed what has taken place in the Workshop Meetings to date. MASTER PLAN ADVISORY COUNCIL MINUTES OF MEETING MARCH 3, 1988 Workshop (Con't.) Multiple -Family Dwelling Concept - Downtown After a lengthy discussion, it was decided to put this concept on hold and to include it when the downtown zone is discussed at a future date. Multiple -Family Dwelling Concept Outside the Downtown After a lengthy discussion, it was decided to ask Connery Associates to look into this concept further. Residence A, B, &C Downtown RA The general consensus of the Board was that Residence A appears to be different because it does not permit two-family households. It was agreed that there is a possibility of combining Residence B & C and Fulton Pond because they allow similar uses. Accessory or "In -Law" Apartments The Board was supportive of this concept; however, they were unable to get a clear idea of how to define it. Water Protection After a lengthy discussion, Mr. Whitman & Howard,Inc., what is time if an overlay is to be put LaCasse agreed to ask I.E.P. and advisable to do at this point in on. There was also a question concerning a "Zone Two" Study. It was noted that another tool to protect the water resource, other than zoning, was to use the regulations from different Boards; namely, the Conservation Commission and the Board of Health. The Board agreed that designated areas in East and West Mansfield would be proposed to have a conventional lot size of 45,000 square feet per lot and/or under cluster, a 30,000 square foot lot size, and no incentive for sewer. There may be some provision for the Board to require mandatory clusterinn. Note: Mr. Gordon expressed some concerns over the political viability of this option. MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING MARCH 3, 1988 Workshop (Con't.) Since we do not have a "Zone Two" Study, the consensus was to use the line drawn by Connery and extend it to the Town boundry (East and West Mansfield) and define that zone as Rural Character and Water Protection Zone. Old Busine None New Busine Mr. Harrington extended invitations to Members of the Council to attend a reception for Tom Dwyer, our new Town Manager, and his wife on Friday evening, March 11, at the Town Hall. Audience Questions and/or Comments A comment was made by Ms. Marilyn Ouellette concerning the Canoe River Aquifer meeting. A motion was made at 9:55PM to adjourn by Larry Harrington, seconded by Ed Broderick, and passed by a unanimous vote. Respectfully Submitted, Carol Ferris, Secretary /cf cc: M. LaCasse, Planning Director Planning Board Board of Selectmen T. Dwyer, Town Manager Date of Meeting: Members Present: TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUNCI MINUTES OF MEETING FEBRUARY 18, 1988 February 18, 1988 Kelli Baker Michel LaCasse Lawrence Harrington Paul Folkman William Madan The meeting was called to order at 7:48 PM. Minutes None Correspondence None Workshop Carlotta James Stephen Calvin Richard Gordon Allen Willis Mr. LaCasse opened the workshop meeting by reviewing what has been accomplished in the workshop meetings to date. Presentation by Mr.Karl Clemmey At approximately 8:OOPM a presentation was then held by Mr. Karl Clemmey concerning a proposed zoning change on the property next to Fernandes Supermarket on Copeland Drive. Continuation of Workshop A lengthy discussion concerning the downtown area was held. Off-street parking was discussed as well as several other topics. Consensus It was agreed to split the downtown into two zones with the lines being defined at a later date. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING FEBRUARY 18, 1988 Workshop (Con't.) The next topic to be discussed was East and West Mansfield Villages. (West Mansfield - The Old Country Store Area/ East Mansfield - Route 106 - Franklin St.) Consensus It was agreed that there should be some supporting retail activity in these areas of town because of all the new development in East and West Mansfield. Monitoring of those uses should be by special permit. Note: Mr. Gordon felt supporting retail activity would take away from the downtown area. The Board was then reminded by Mr.LaCasse to keep in mind during these workshop meetings the Goals and Objectives listed on Page 2 of Connery Associates' Alternative Futures Report. The Board was also reminded to keep in mind the difference in reaction between the private sector and the Town (Mass. General Laws). It was concluded that the Board must have an acceptable solution for both the private sector and Town Meeting. The next topic to be discussed was Cluster. Consensus The Board was unanimously in favor of cluster except for Mr. Gordon, who expressed some concerns with multi -family cluster, although he was in favor of single-family cluster. Sewer During Roundtable discussion, it was agreed that the Water Protection Committee supports sewer as an alternative. Note: Mr. Gordon expressed some concerns with the loss of recharge for the ground water. MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING FEBRUARY 18, 1988 Old Business None New Business None Audience Questions and Comments Mrs. Carol Gordon expressed some concerns that if, in certain sections of the town, the Board votes for higher density, and other sections are voted to go with a lower density, the private sector could sub -divide and get grandfathered. As a result, there would be a gain in both cases. A motion to adjourn was made at 10:00PM by Mr. Calvin. This motion was seconded by Mr. Harrington and passed unanimously. Respectfully Submitted', Carol Ferris, Secretary /cf cc: M.LaCasse, Planning Director Planning Board Board of Selectmen T. Dwyer, Town Manager Date of Meeting: Members Present: TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield, MA 02048 MASTER PLAN ADVISORY COUN MINUTES OF MEETING FEBRUARY 11, 1988 February 11, 1988 Kelli Baker Michel LaCasse Carlene Dezotell Paul Folkman Richard Gordon Carl Nelson Larry Harrington Allen Willis Bill Madan Ed Broderick Steve Calvin The meeting was called to order at 7:35 PM. A motion to approve the minutes of the January 14, 1988, meeting was made by Larry Harrington and seconded by Allen Willis. This motion was passed with Ed Broderick, Bill Madan, and Paul Folkman abstaining. Correspondence A memo from Kelli Baker to all Members of the Master Plan Advisory Council dated January 18, 1988, regarding the meeting scheduled for February 11, 1988. A memo from Carol Ferris, Secretary, to all Members of the Master Plan Advisory Council dated January 18, 1988, attaching the minutes of the January 14, 1988, meeting. A memo from the Norton Town Planner to Boards and Committees in Mansfield dated January 20, 1988, regarding the Canoe River Aquifer Advisory Meeting scheduled for February 4, 1988. A letter from Mr. Karl Clemmey to Kelli Baker dated January 21, 1988, requesting to appear before the Master Plan Advisory Council relative to a zoning change. A letter from Mr. Thomas E. Dwyer, Town Manager, to Kelli Baker dated January 22, 1988, regarding the work of the Master Plan Advisory Council. A memo from Judith Scott, Town Clerk, to all Boards and Committees dated January 26, 1988, regarding proposed zoning amendments for Town Meeting 1988. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING FEBRUARY 11, 1988 Correspondence (Con't.) A letter from Carlene M. Dezotell, Director of the Mansfield Housing Authority, to Kelli Baker dated February 11, 1988, enclosing a copy of "The Guide to Producing Affordable Housing" Workshop As in the previous workshop meeting, Members of the Council reviewed the Trends Adjusted Option, the Trends Modified Option, and Present Zoning, and considered any new alternatives they may have for each of the following areas to make the best decision possible for the individual areas in Town. Ryan and Elliot Industrial Park (Oakland Street) The three options were explained by Mike LaCasse. The consensus was to leave this area zoned industrial, as it is now. It was also agreed that at a future meeting a discussion would be held regarding the access road to Route 106. Downtown Industrial Zone (Off Church and Winthrop Streets Countv. Train Station) It was noted during the discussion of this area that Mr. Gordon objects to the general concept of a P.U.D. The consensus for this area was flexible zoning -- a mix of residential and industrial, as it is presently zoned. The concept of P.U.D. was discussed, as was limited industrial use. Traffic was also considered to be an important issue. Route 106/ Route 140 - Copeland Avenue (Wendy's/Fernandes) The consensus for Route 106/ Copeland/ and Route 140 was to be zoned for general business, as it is presently zoned. It was agreed that a portion of residential land off Wood Avenue/Route 140 would be zoned commercial and would be discussed at a future date. West Street Area After a lengthy discussion, it was agreed that Council Members would discuss this area with their Consultants at a later date. It was noted that from Mr. Gordon's personal experience,,his position was not -to touch the presegt_zoning lines. MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING FEBRUARY 11, 1988 Old Business None New Business It was requested by Richard Gordon to have Mike LaCasse check into the Housing Preservation Act of 1987. Audience Ouestions and/or Comments None A date for the Council's next meeting was set for Thursday, February 18, 1988 at 7:30 PM. A motion was then made, after a brief discussion, by Larry Harrington to allow Mr. LaCasse to speak about the Master Plan to the Lions Club. This motion was seconded by Steve Calvin and passed unanimously. A motion to adjourn was made at 10:00PM by Larry Harrington, seconded by Bill Madan, and passed by a unanimous vote. Respectfully Submitted, Carol Ferris, Secretary /cf cc: M.LaCasse, Planning Director Planning Board Board of Selectmen T. Dwyer, Town Manager Date of Meeting: Members Present TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfield,'MA02048 FEB .I 161 MASTER MASTER PLAN ADVISORY COUN TOWN CL��. MINUTES OF MEETING JANUARY 14, 1988 January 14, 1988 Kelli Baker Lawrence Harrington Stuart Sweet Carlotta James Richard Gordon Carlene Dezotell Allen Willis Carl Nelson The meeting was called to order at 7:30 PM. A motion to amend page 4 of the January 7 minutes,stating that Mr.Gordon was not in agreement with the Council's consensus concerning Great Woods, was made by Mr. Richard Gordon. This motion was seconded by Mr. Harrington and passed by a unanimous vote. Correspondence A memo dated January 11, 1988, from Carol Ferris to members of the Master Plan Advisory Council enclosing the minutes of the January 7 meeting. A memo dated January 8, 1988, from Kelli Baker regarding the meeting of January 14, addressed to Members of the Council. A letter from the Mansfield Life Care Associates addressed to Kelli Baker concerning their January 14 presentation. Presentation by the Mansfield Life Care Associates The meeting was then turned over to Mr. Allen Willis who proceeded to introduce some of the partners of the Mansfield Life Care Associates. Mr. Willis explained that the Mansfield Life Care Associates were at the meeting to present a concept on a planned unit community. Eaoh of the partners of the Mansfield Life. Care Associates that were present spoke briefly about topics ranging " from the history of life care to what we can anticipate from the Mansfield Life Care Facility. MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING JANUARY 14, 1988 Presentation by Mansfield Life Care Associates (Con't.) Mr. Fred Uehlein be.gan the presentation. The concept of a life care facility was explained. Mr. Robert Chellis spoke about different ways that a life care facility helps people to avoid expensive sick care. Some of the services that the complete package will include are: Meals Package Housekeeping Service Laundry Service Transportation Building and Grounds Maintenance Recreational Programs Real Estate Taxes Utilities -- except Telephone Health Program -- with a clinic on site Rehabilitation Programs A slide presentation followed explaining some of the details of a life care community and viewing other life care facilities around the area and the Country. The intricate planning and care taken in designing the Mansfield Life Care Facility was explained by Mr. Jeff Los of Cannon. Mr. Joe Roche spoke about the concerns and interests of the people of the Town of Mansfield.' The needs that a facility like this one creates were discussed. A question and answer period from members of the Council and the audience then followed. A motion was made by Mr. Harrington to set the date for the next meeting for February 11, 1988. This motion was seconded by Ms.James and passed unanimously. A motion to adjourn the meeting at 9:20PM was made by Mr. Willis, seconded by Ms. James, and passed by a unanimous vote. Respectfully submitted, Carol Ferris, Secretary /cf cc: M.LaCasse, Planning Director Planning Board/Board of Selectmen Thomas Dwyer, Town Manager TOWN OF MANSFIELD, MASSACHUSETTS 50 West Street, Mansfieid,'MA 02048 MASTER PLAN ADVISORY COUNCI] MINUTES OF MEETING Date of Meeting: January 7, 1988 Members Present: Kelli Baker Allen Willis Carlene Dezotell Richard Gordon Carlotta James Stephen Calvin Carl Nelson Ralph Seifert Larry Harrington Edward Broderick Bill Madan Mike LaCasse The meeting was called to order at 7:40PM. A motion to approve the minutes of the December 10 meeting was made by Larry Harrington and seconded by Steve Calvin. This motion was passed by a unanimous vote. Correspondence A letter dated December 20, 1987, from Mr. Arthur Remillard to Mr. Michel LaCasse explaining his feelings regarding his appointment to the Council. A letter dated December 2'1, 1987, from the Center for Rural Massachusetts to Mr.Michel LaCasse concerning the Master Plan Advisory Council questionnaire. A letter dated January 7, 1988, from Mr.Michel LaCasse to Mr. Randall Arendt, Associate Director for the Center for Rural Massachusetts thanking him for the information he forwarded. Workshop Four guidelines were outlined by Kelli Baker concerning the workshop: 1. This workshop and any following workshops should be a discussion -- not a debate. 2. Keep in mind that the Copncil is discussing concepts MASTER PLAN ADVISORY COUNCIL 2 MINUTES OF MEETING JANUARY 7, 1988 Workshop (con't.) 3. It was stated that all the time needed to reach full agreement on these concepts should be taken; although, a time limit of 10:00 PM was set for discussion on these concepts. 4. Compromise is a key issue. Two comments were then made by Mr. Seifert. 1. Kelli was complimented on how well the recent newspaper article on the Council came across. 2. Steve Calvin was asked to address the issue of school enrollments as they appeared in the material that was handed out at the meeting. Mr. Calvin stated that these projections have been based upon number of live births and survivability rate. His estimation is that the figures are conservative and should be adjusted up; although, it would be difficult to estimate how much they should be adjusted by. The meeting was then turned over to Mr. LaCasse, acting as moderator. It was noted that the Council should review the Trends Adjusted Option, the Trends Modified Option, and Present Zoning, and also consider any new alternatives they may have for each area being discussed to make the best decision possible for the individual areas in Town. The first area to be discussed was the C.0 The three alternatives were explained by M floor was then opened for discussion. The the Council wants to encourage the C.C.&F. Mr. Seifert is to seek feedback from some in the Park and report his findings to the meeting. .&F. Industrial Park. r. LaCasse and the consensus was that Industrial Park. of the business people Council at a future MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING I r 7�88'� JANUARY 7, 1988'E� Workshop (Con't.) aVV►4[V(�� The second area that was.discussed was the "Golden Triangle".rn The consensus was to keep this area non-residential and to agree with the Trends Modified Option. The third area that was discussed was West Mansfield. The three alternatives were explained and discussed. Mr. LaCasse is to check the .10 density for industry with what is existing now to be sure that nothing non -conforming is being created. The Council agreed to keep industrial at .10 (as long as that is what is existing now) and to zone residential for single- family homes. The fourth area that was discussed was Great Woods. The three alternatives were explained and discussed. The consensus was to keep the entire Great Woods area one consistent planned zoned area. Mr. Gordon was not in agreement with this consensus. The fifth area that was discussed was the Branch Street area. The three alternatives were explained and discussed. The consensus was to leave the east side alone and change the west side. Mr.LaCasse is to study this area and report his findings to the Council at a future meeting. Old Business None. New Business Mr. Gordon reported. to the Council on a meeting he recently attended in Attleboro regarding Planned Unit Developments. Questions and/or Comments from the Audience Mr. Clemmey stated that he felt the Town of Mansfield did not own the railroad bed. A brief discussion with the Council followed. Mr. Clemmey spoke briefly on the concept of "Special Business". MASTER PLAN ADVISORY COUNCIL 3 MINUTES OF MEETING JANUARY 7, 1988 Workshop (Con't.) The second area that was discussed was the "Golden Triangle" The consensus was to keep this area non—residential and to agree with the Trends Modified Option. The third area that was discussed was West Mansfield. The three alternatives were explained and discussed. Mr. LaCasse is to check the .10 density for industry with what is existing now to be sure that nothing non—conforming is being created. The Council agreed to keep industrial at .10 (as long as that is what is existing now) and to zone residential for single— family homes. The fourth area that was discussed was Great Woods. The three alternatives were explained and discussed. The consensus was to keep the entire Great Woods area one consistent planned zoned area. The`fifth area that was The three alternatives z` consensus was to leave ` west side. Mr.LaCasse findings to the Council Old Business None. New Business discussed was the Branch Street area. were explained and discussed. The the east side alone and change the is to study this area and report his at a future meeting. Mr. Gordon reported to the Council on a meeting he recently attended in Attleboro regarding Planned Unit Developments. Questions and/or Comments from the Audience Mr. Clemmey stated that he felt the Town of Mansfield did not own the railroad bed. A brief discussion with the Council followed. Mr. Clemmey spoke briefly on the concept of "Special Business" MASTER PLAN ADVISORY COUNCIL 4 MINUTES OF MEETING JANUARY 7, 1988 A date of Thursday, January 14, was set for the Council's next meeting to hear a presentation from the Mansfield Life Care Associates. A motion was made by Mr. Nelson and seconded by Mr. Gordon to hold workshop meetings on a weekly basis until this work is completed'. The next meeting date set for a workshop meeting is February 4. A motion was made at 10:05PM to adjourn by Mr. Seifert and seconded by Mr. Harrington. This motion was passed by a unanimous vote. Res/pyectfu/lly submitted,. l��'(-�C/LL QJ Carol Ferris, Secretary /cf cc: M. LaCasse, Planning Director Planning Board Board of Selectmen Thomas Dwyer, Town Manager