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HomeMy WebLinkAboutPlanning 01/08/1986PLANNING BOARD'S MINUTES JANUARY 8 19 0 Olt__6 _,� Present: Chairman Brugliera, Clerk Flynn Planners: Genatossio*, Boldrighini, Bachman and Annino Planning Director Callinan 1. Meeting called to order at 7:30 P.M. 2. Chairman Brugliera stated that under Article 2 of the Mansfield Planning Board Procedural Rules, it states that the Board shall, upon receiving a resignation from the Clerk of the Planning Board, elect immediately a Clerk to serve for the remainder of the year. He stated that since.Clerk Doucette has resigned, he needs nominations for a Clerk for the remainder of the year. Motion: To nominate Marydee Flynn as Clerk for the remainder of the year, (Boldrighini Bachman - All in favor) 3. Clerk's Report Correspondence A letter from The Broderick Corporation to the Planning Director requesting an inspection of the water main, hydrants, drainage pipes, manholes and catch basins for Westview drive. A memorandum from the Board of Selectmen to all boards and committees re- garding a Joint Board Meeting to be held on Wednesday-, January 22, 19860 A letter from Richard A. Gelerman, Gelerman & Cashman, to the Planning Board regarding Foxboro Terminals, Incvs. the Mansfield Planning -Board. A "Form I" Covenant for "Fox Street" Subdivision. A memorandum from Jesse Earls, Police Chief , to the ,Mans-fie-ld-Planning Board, stating that due to his busy schedule, he is unable to review and/or comment on the subdivision plans. A copy of the Planning Board's minutes for December 30, 19850 A copy of the Planning.Board's agenda for January 8, 1986* A copy of the Planning Board's pending business list. Plannin9 Board's Minutes Janu'ary 8, 1986 Page 2 A pamphlet from ULI the Urban Land Institute regarding available books -,,,,A letter fromthe Board of Selectmen to Anthony N. Fiore., Jr,. stating that the Board of Selectmen reappointed him to the Planning Board for a five-year term to expire on January 1, 1991. A memorandum from the Conservation Commission to the Mansfield Planning Board regarding review of several subdivision plans. A copy of a letter from the Mansfield Planning Boardtothe Town Clerk re- garding "Forest Park" preliminary subdivision plan. The Board voted to reconsider their original vote on this plan and grant a 30 -day extension. A copy of a letter from the Mansfield Planning Board to the Town Clerk re- garding the "Massapoag Estates" preliminary subdivision plan. The Board voted to reconsider their original vote on this subdivision plane A copy of a letter from the Mansfield Planning Board to Mr. Richard D'Onofrio, Mansfield Board of Selectmen, regarding the Gelerman and Cash- man Bill which the Board voted to approve payment of and forward it to the Board of Selectmen. A copy of a letter from the Mansfield.-P.-lanning Board to the Town Clerk re- garding the withdrawal of "Highview Estates" preliminary subdivision plan. A copy of a letter from the Mansfield Planning Board to the Town Clerk re- garding the Board's decision on the "Fox Street" definitive subdivision plan. A copy of a letter from the Mansfield Planning Board to the Town Clerk re- garding the Board's decision on the "Eastbrook Estates" preliminary subdivi- sion plan. A copy of a letter from the Mansfield Planning Board to the Town Clerk re- garding the Board's decision on the "Sturbridge Estates" preliminary sub- division plan. A copy of a letter from the Mansfield Planning Board to the Town Clerk re- . -,gar dingthe'Board's decision on-l'the. "InAlan Estates 9".:p'reliminary subdivision plan. A copy of a letter from the Mansfield Planning Board to Mr. Ronald Doucette thanking him for his time that he has spent on the Board. A copy of a letter from the Mansfield Planning Board to Michael Be Loughlin, Vice President of Douglas A. King Builders, Inc., regarding the Board's de-ci- , -to------call _-the,:bond , for - the "Canoe River, Estates-" -subdivision. A copy of a letter from_theMansfield Planning Board to the Town Clerk re- garding the Board's decision on the "Stearns Hill Estates" preliminary subdivision plan. A copy of a notice of public hearing from the Mansfield Zoning Board of Appeals regarding the application for a variance for GATRA to install off- site directional signs at various locations in Mansfield, said signs being larger than allowed. Planning Board's Minutes January 8, 1986 Page 3 A copy of a notice of public hearing from the Mansfield Zoning Board of Appeals regarding the application for a variance for the Mansfield Assembly of God to coy.11atruct church facilities on a lot at 1007 West Street, the proposed builling to have less than a 40 foot rear yard, which is non- conforming in an Agricultural Zone, A pamphlet from the Citizens Housing and Planning Association, Inc. re- garding a conference which is being held on Thursday, January 23, 19860 A copy of a Statement of Facts from the Mansfield Zoning Board of Appeals regarding the variance application of Richard A. Pedro. This variance was denied. A copy of a Statement of Facts from the Mansfield Zoning Board of Appeals regarding the variance application of Joseph R. Vicino. This variance was denied. A copy of a Statement of Facts from the Mansfield Zoning Board of Appeals regarding the application for a variance for Geoffrey Miller. The variance was granted. A copy of a Statement of Facts from the Mansfield Zoning Board of Appeals regarding the variance application of Susan S. Brown. This variance was granted. A copy of a Statement of Facts from the Mansfield Zoning Board of Appeals regarding the application for a variance for Robert Freerksen. The variance was granted. Minutes of December 30, 1985 Motion: To approve the Minutes of December 30, 19850 (Bachman - Flynn- Boldrighini - Brugliera - Annino) (Planner Genatossio abstained due to the fact that she, did not have adequate time to review these minutes.) 4. ''Hallett Crossing II" preliminary subdivision p an The Planning Board received a request for an extension from Edward Marcheselli, The Walmark Corporation, until January 31, 1986. Motion: To approve this extension request until January 31, 1986, for the "Hallett Crossing II" preliminary subdivision plan. (Flynn - Genatossio - All in favor) -- 5. Review "Form A" 'plan applicant of this "Form All plan is -John T. Mahoney III. This "Form All consists - of-- Lot 18A-,-. .._967 Maple Street,- The reason this plan does not -con- stitute a subdivision -'--is because it has the required frontage of 120 feet, The checklist was complete. Motion: To approve the "Form A" plan for John T. Mahoney III for Maple Street. (Flynn - Boldrighini - All in favor) Planning Board's Minutes January 8, 1986 Page 4 6. Review "Northridge Estates" preliminary subdivision plan Clerk Flynn road the comments from the various department heads. Clerk Flynn read the checklist for this subdivision plan and found that the following items were not on the plan: The proposed system of sewage dis- posal, water installation and of drainage, including adjacent existing natural waterways, in a general manner; and the profiles of existing grades and approximate proposed finished grades of the roadway and drain and sewer utilities. Planner Genatossio stated that the lots that front on Route 106 should not be there for safety reasons, but there is no technical reason that the applicant can not place these lots on Route 106. Planning Director Callinan stated that there is no water, sewer or power going out to this site and he believes that the applicant is proposing a drainage easement. Planner Genatossio stated that these points should be addressed in an Environmental Impact Study which should be conducted. Planning Director Callinan stated that he feels the Board should work with the applicant on this preliminary plan to obtain what is best for the Town as well as the applicant; he stated that other than the grade which is not shown there is no other technical problems with the plan. Clerk Flynn stated that the Board should speak to the developer of this and various other subdivisions regarding the Environmental Impact Study which the Board would like conducted. Planning Director Callinan stated that it would have to be an informal discussion because there is nothing in the Zoning Bylaw or Subdivision Regulations that state that the applicant must conduct this type of study. Planner Bachman stated that all the Board is approving when they approve this plan is the concept, but that the Board has denied plans in the past which lacked certain information. Chairman Brugliera stated that the Board had additional reasons for denying those plans. Planner Genatossio stated that when writing this letter to the applicant it should be stated that the Board has some concerns and they are as follows: the Environmental Impact Study which should be conducted, the lots which are fronting on Route 106 and the large road cuts which appear on the plans. Motion: To approve the preliminary plan for "Northridge Estates" subdivision. The letter which will be sent to the appli- cant should state that the Board has some concern with the lots which are fronting on Route 106, the large road cuts which are on the plan and the Environmental Impact Study which should be conducted for this and surrounding subdivisions (Boldrighini Genatossio - Flynn - Brugliera - Annino) (Planner Bachman was opposed to this motion due to the fact that he felt there was a lack of information re- garding this plan as stated in the Department of Public Works memorandum to the Planning Board.) 7. 8:12 P.M. Public Hearing - "Maplewood Estates Phase II" definitive -plan The public hearing for the "Maplewood Estates Phase II" definitive subdivision plan began at 8:12 P.M.____ The hearing was closed at 8:43 P.M. A copy of the transcript is available in the Planning Department office. The Board received a letter from Maple Street Mansfield Realty Trust re- questing an extension of 30 days for the Planning Board's decision on this subdivision. Motion: To approve the request for an extension of 30 days on the deadline date for the Planning Board to act on this plan. (Genatossio - Boldrighini - All in favor) Planning Board's Minutes January 8, -1986 Page 5 8. 8:45 P.M. Public Hearing "Robyn Estates" definitive subdivision plan The public he4ring for "Robyn Estates" definitive subdivision plan began at 8:45 P.M. The hearing was closed at 9:40 P.M. A copy of the transcript is available in the Planning Department office. The Planning Board received a request from Michael Trowbridge, engineer, to extend the period of time to act on the "Robyn Estates" definitive sub- division plan for 30 days. Motion: To approve the request for an extension of 30 days to act on the "Robyn Estates" definitive subdivision plan. (Genatossio - Boldrighini - All in favor) ✓Motion: To send a letter to the Historical Commission stating that the Board has concern regarding "Robyn Estates" definitive subdivi- sion plan. It has been brought to the Board's attention that there may be a cemetary by the land of Brochu and McDermott, there is stone tower by the land of Vickery which may have historical significance and the commission should review the Fox Estate which is the property where this subdivision is being proposed. (Genatossio - Annino - All in favor) Motion: To send a letter to the Chief of Police stating that the Planning Board has a big concern regarding this particular area of Franklin Street and the Board would appreciate it if he could inform them of how many accidents have occured in this area over the past five (5) years and they would also appreciate any further concerns which he may have. (Genatossio Bachman - All in favor) 9. Review Site Plan for a Proposed Airport Professional Center on Ware Street Clerk Flynn read the comments from the various department heads. Frank Allen, applicant, stated that he is proposing industrial office buildings and that, -in.the, past, when he has approached Town Meeting with an article to rezone this parcel of land to Residence C or Agricultural, it was denied, .so he feels that this would be the best possibleuse of the land. Planner Annino asked Mr. Allen why there is such a large proposed road going into this area. Mr. Allen stated that this is a driveway which istobe 24 feet and this is to serve the office buildings which he plans to place on this parcel of land. He stated that the office buildings will be approximately 30 feet by 40 feet; he also stated that the reason for the large amount of space between the first and the second building on this site is because he has spoken with the Airport and they have shown an interest in this land, he stated that he will be willing --to give them this -parcel--of land =if - they will allow him access out to Fruit Street. These buildings will -be. -- two -.stories high and the entire area will be sewered. ---Planner Genatossio asked -Mr. Allen what type of trucks he was expecting to enter into this parcel of land because she has a concern with Ware Street. Mr. Allen stated that he only expects trucks such as UPS or other trucks which would normally serve office buildings. Planner Genatossio felt that it was a poor use of the land because it is surrounded by residential homes. She also asked Mr. Allen if anything other than office buildings would be placed on this parcel. He stated that the only buildings which will be placed on this parcel is office buildings. Planner Bachman asked if the roadway which serves these buildings Planning Board's Minutes 8 Januarl y, 1986 Page 6, will be adequate for the number of cars which are expected on this parcel. Planning Director Callinan stated that this is not a roadway, it is a driveway and Oat there is no requirement for widths of driveways, but he feels that this will be adequate to handle the amount of traffic per day. Planner Annino stated that he feels there should be a complete radius for this proposal in order to handle the trucks which will be travelling in and out of this parcel. Mr. Allen stated that he had no problem with having a complete radius added to the plan. Motion: To send a positive recommendation to the Building Inspector on the site plan for an Airport Professional Center on Ware Street, applicant - Frank Allen. (Boldrighini Bachman - Flynn) (Genatossio Annino opposed to this motion) (Chairman Brugliera abstained from voting) PASSES *Clerk Flynn left the meeting at this point. .10. Review "Massapoag Estates" preliminary subdivision plan Paul Folkman, applicant, approached the Planning.Board and stated that the engineers have modified the plans so that they. conform to the letter which was sent to him. The poorly drained soils and wetlands were shown. All the land owned by Stanrose Realty has been shown; they have tried to show as best as possible exactly what is assembled on that property. The back land that has been deleted from the subdivision will not become part of the ownership. All lots showed the lot areas. He stated that the Clemmey land is nat going to be added to the plan at this time because the work to ac- quire this land is not complete. Mr. Folkman stated that they are going to take the drainage and run stone line perforated stone type trenches with the oil/water separators just off the roadway which will place that water going back to Easton back in the ground, this'is reflected in red on the worksheets and then they are redrafted in blue. Mr. Folkman stated that in conversations with the Planning Director, he was informed that the Planning Director would like the new Town Engineer to review this drainage plan. If - he is going -to review it, they will submit it for the definitive stage. Mr..-Folkman stated that he believes the Planning Director had some lots -that he wanted to reserve -for open space.* Planner Genatossio stated that the intentofthese open space lots is that it is not supposed to be wetlands -or non-buildab-le areas o Mr. Folkman stated that he is very flexible at - this point as to the open space lots$ whatever the Board would like him -1 - to'leave for,n open space, he will, but it should be beeficial to the Town instead of having all little lots all over the place left for open space, Planning Director Callinan stated that he has contact the Conservation and the Recreation Commissions as to these open lots, but hasyetto receive any comment from them. Chairman Brugliera read the comments on this subdivision. Mr. Folkman stated that the comment that the Planning-Director.made on the "scenic road" is fine with him. He would like = t-­ to--'­,­knowz;wha,t the Board --would -.--like, ­xegarding­�,he sidewalksoff site; -there-.are some loops and herememli6rs having talked about not con- structing some of loop sidewalks and instead placing them on Maple Street, he has an open mind about that. Planning Director Callinan stated that he doesn't want to be premature about placing sidewalks on Maple Street for a.number of reasons; he has talked to the Town Manager and the Town Engineer about off-site 'improvements and he would like to wait until the roadway management plan is prepared and we also have to wait to make it a more practical possibility. He feels that Maple Street Planning Board's Minutes January 8, 1986 Page 7 could benefit from this if the Board required this consistently with all the lots that are being proposed in these subdivisions, but there is also a possibility hat the Town would not want them built at this time, I but at a later date. Mr. Folkman stated that they have addressed all the comments including the secondary access, from the Board's denial letter and he would like to know if there were any issues that the Board would like addressed other than the drainage which will be reviewed by the Town Engineer. He also stated that he has spoken with his attorney and was informed that there will be no problem in requesting an extension even though the deadline date has passed because it is not a formal type hearing situation, but if the Board does not feel comfortable with that, he will remain with the denial and just submit his definitive plan. He would like to know if the Board feels comfortable with all the changes which he has made on the plan. Planning Director Callinan stated thathefeels that Mr. Folkman has addressed all the points on the denial letter. Mr. Folkman stated that he would like some guidance from the Board as to the open space. Planning Director stated that the lots which are going to be left for open space do not have to specified on the plan. Planner Genatossio stated that she would like to hear back from the Conservation and Recreation Commissions to see what they would like before they decide which lots to leave for open space. Mr. Folkman stated that he has a geology report and he will send a copy of that to the Board, he has not seen Sanford's report yet, though, he believes his engineer has a copy of that report, 11. Review the following subdivision plans "Robinson Estates" preliminary plan Clerk Flynn read the comments from the various department heads regarding this subdivision plan. The checklist is complete. Planning Director Callinan stated that there are no problems on this subdivision plan. Motion: To approve the preliminary plan for "Robinson Estates". (Boldrighini - Genatossio - All in favor) "Lindsey Acres" preliminary subdivision plan The Planning Board received a request for an extension from Francis Cannata for 30 days for the Planning Board's decision on the "Lindsey Acres" sub- division. Motion: To approve the request for an extension for 30 days for the Planning Board's decision on "Lindsey Acres" (Boldrighini - Bachman - All in favor) "Mill Farms Estates" preliminary subdivision plan The- Clerk -read the- c - omments -f-rom, the; -var-ious­department -heads - and. -- the..- -Planning Director. The checklist for this subdivision is complete. The Planning Director stated that there are no problems with this subdivision. Motion: T® approve the preliminary plan for "Mill Farms Estates". (Boldrighini - Genatossio - All in favor) t Planning Board' -s- Minutes January 8, 1986-1 Page 8 "Connors*Avenue "preliminary subdivision plan The Clerk re -4J the comments from the various department heads and the Planning Director regarding this subdivision plan. The following informa- tion was not incorporated on the plan according to the preliminary plan checklist: The proposed system of sewage disposal, water installation, and of drainage, including adjacent existing natural waterways, in a general manner. Planning Director Callinan stated that Connors Avenue should be designed as a secondary street in accordance with Section II and, therefore, its right-of-way should be 60 feet in width (Section IV. 3a.1.) rather than the 50 feet width that is proposed. The Board reviewed the Planning Director's further comments on this subdivision. Motion: To deny the "Connors Avenue" preliminary subdivision plan due to the items which are lacking from the preliminary plan checklist and the Planning Dir'ectorts comments. (-Genatossio - Bachman - All in favor) "Echo Hills" preliminary subdivision plan The Clerk read the comments from the various department heads and the Planning Director regarding this subdivision plan. The following informa- tion was not incorporated on the plan according to the preliminary plan checklist: the major features of the land such as existing walls, fences, monuments, buildings, trees twenty-four inches (24") in caliper measured four feet (4') above the ground, wooded areas, outcroppings, ditches, swamps, water bodies and natural waterways; the names, approximate location and widths of adjacent streets, or streets approaching or within reasonable proximity of the subdivision; the profiles of existing grades and approximate proposed finished grades of the roadway, and drain and sewer utilities; elevations and limits of the 100 -year flood discharge as taken from the Flood Boundry and Floodway Map of the Town of Mansfield effective date April 1, 1977, and the flood profiles in the Flood Insurance study for the Town of Mansfield dated October, 1976. Planning Director Callinan stated that although there is information missing on the plan, he feels that this is a good working plan and feels that there will be no problem with approving it and sending comments to the applicant about the Board's concerns. Motion: To approve the preliminary plan for "Echo Hills" subdivision, but to also sendtheapplicant a copy of all the comments from the department heads and the Planning Director regarding this subdivision plan. (Boldrighini Bachman - All in favor) 12 Around the Table The Planning Board received a memorandum from Richard J. Callinan, Planning Director, �- s tating--, that -improvements have been made. to the Westview Woods - Sub- division and the amount of $74,511.99 should be released from the performance bond-.- Motion: To release $74,511.99 from the performance bond for the ® improvements at the "Westview Woods" Subdivision, (Boldrighinif __ Bachman - All in favor) Planning Board's Minutes January.8, 1986 Page 9 13. Public Discussion Michael Trowbridge of RIM Engineering asked if the Board would reconsider their vote on the "Stearns Hill Estates" preliminary subdivision plan and he also spoke to the Board about a modification to the "Matthew Estates" Subdivision. The Board informed him that he should bring these matters up at another time. 14. Date of Next Meeting is Wednesday, January 15, 1986, at 7:30 P.M. 15. Meeting adjourned at 11:30 P.M. CLERK DATE