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HomeMy WebLinkAboutPlanning 01/15/1986E PLANNING BOARD'S MINUTES JANUARY 15, 1986 Present: Chairman Brugliera, Clerk Flynn Planners: Genatossio, Annino, Bachman, Fiore and Boldrighini* Planning Director Callinan 1. Meeting called to order at 7:30 P.M. 2. Subdivision Regulations Hearing Continuation *Planner Boldrighini entered during this hearing. The public hearing continuation for the revisions to the Subdivision Regu- lations began at 7:30 P.M. The hearing was closed at 8:25 P.M. A copy of the transcript is available in the Planning'Department office. 3. Edward Broderick and Peter Wells - Cluster Development Edward Broderick introduced Peter Wells to the Planning Board. Mr. Wells approached the Board and stated that they have been working on a draft to incorporate a cluster development provision into the Bylaw and they are planning to approach Town Meeting with this proposal. He stated that, they have met with the Town Planner to get his input into this proposal in order that they could modify their original ideas if that was needed. He sub- mitted copies of this proposal to the Planning Board and briefly outlined each section. He would like the Board to review this proposal from this time until the Town Meeting and if they should have any question, he would be happy to answer them. Planner Genatossio asked Mr. Wells what the per- mitted uses were for the cluster development provision. Mr. Wells stated that both detached single family homes and attached single family homes would be allowed under this provision. -Planner Fiore had a concern about the density which would be allowed underthiscluster development provision. Mr. Broderick stated that it would be no more dense than a conventional sub- division and that he feels the Board must realize that there is a big -difference between multi -family homes and attached single family homes., ----Clerk Flynn stated that itwouldbe interesting to see howl such a develop- ment -would work in an area that is not 'as' --sensitive as the area which '-Mr. Broderick would like to propose'this cluster development in; to see if the Town would accept it and the overall impact it would have on the Town. Planning Director Callinan stated that cluster development is usually most suitable for the most sensitive land as opposed to a conventional subdivi- sion which would pose a threat to the land. He also stated that the Planning Board still has the power over these cluster developments because they would be granted through a Special Permit granting procedure. Planning Board's Minutes January 15, 1986 Page 2 4. Sign "Plan of Land on Mill Street" - Winslow B. Schurman, Jr. The Planni'ngoard' signed the "Plan of Land on Mill Street" for Mr. Winslow B. Schurman, Jr. 5. Sign "Fox Street" Subdivision Plan - Frederick Iddings The Planning Board received a covenant form from Frederick Iddings for the "Fox Street" Subdivision. The covenant was properly completed. Motion: To accept the covenant submitted by Frederick Iddings for the "Fox Street" Subdivision, (Flynn - Fiore - All in favor) 6. Review the following plans: "Hallett Crossing II" preliminary subdivision plan - Clerk Flynn read the comments from the various department heads and the Planning Director regarding this subdivision plan. She also read the items on the checklist to the Board. James` Dunn, engineer, stated that regarding the Engineering Department's comment on changing the sewer main on Road "C" from a _6" PVC to a 8" PVC SDR 35, they have no problems with that and they will amend the plan to show this revision. He stated that the angle at which Road "B" intersects Road "A" is in conformance with the Regulations and he does not see how it is a traffic hazard. He also stated that he does not understand the Engineering Department's comment on the reverse curve on Road "A" which is not recommended. Planning Director Callinan stated that this comment is based on the fact that the engineer feels that this would be a safety hazard. James Dunn stated that the site distances are certainly more than adequate and they designed it this way instead of having a straight roadway because they feel this is the best use of the site; but if the Board feels that this is a major problem, they can straighten it out. James Dunn briefly described the locations of the catch basins and the retention basin to the Board. He also stated that they will be expanding wetlands to pro- vide for compensation on this site. He stated that there will be no additional volume ­of run-off from this site after it is developed based on the 100 -year storm. Motion: To approve the preliminary plan for "Hallett Crossing IV and to also send all the -comments from the department heads, with the exception of the comment regarding the reverse curve, to the applicant so that they may be addressed at the definitive stage, (Boldrighini - Fiore - All in favor) "Lindsey Acres"-Dreliminary subdivision Dlan Flynn read the comments from ---the various department -heads- and the -Planning Director regarding this subdivision plan. She also read the items on the checklist to the Board. Planning Director Callinan stated that this -subdivision -.,borders on -the North Attleboro town -line. Chairman Brugliera stated- that this -may pose a problem because there is no access to this sub- division other than going through North Attleboro and he believes that the Board cannot approve a subdivision that doesn't have access through Mansfield due to the strain which this would put on the public safety ser- vices. Planner- Boldrighini asked whose water this subdivision would be \Planning Board's January 152 1986 Page 3 Minutes utilizing. Michael Trowbridge, engineer, stated that this subdivision would be utilizing North Attleboro's water supply. Planning Director Callinan asked Mr. Tr*bridge if there were any other accesses to this subdivision other than the one going through North Attleboro. Mr. Trowbridge stated that he does not believe there are any other accesses other than the one through North Attleboro, but that the applicant of this subdivision does own land on Saddleridge Road which abuts this property and he will check into it and get back to the Board; he also stated that he wants to conduct some additional field work on this property. Planner Genatossio stated that she would like the Planning Director to review a subdivision plan which was in front of the Board a few years ago that had a similar situation as this subdivision; this plan was on the Foxboro/Mansfield town line an , d only had access to the sub- division through Foxboro. The Board denied this plan for that reason because it would have caused public service safety problems. Planning Director Callinan stated that he will review this planandget back to the Board on his comments. "Subdivision of Land off of Williams Street" - The Gaja Company Clerk Flynn read the comments from the various department heads and the Planning Director regarding this subdivision plan. The following items were not incorporated on the 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 approximate boundary lines of proposed lots, with approximate areas and dimensions .(most rear lot lines); and the profiles of existing grades and approximate proposed finished grades of the roadway and drain.and sewer utilities. Michael Garfield, applicant, stated that the Planning Director's comment which states "A street easement extending to the ad- joining parcel owned by Robert and Janice Saquet should be considered. That parcel comprises a significant tract of land which will likely be subdivided.", he does not believe it is necessary and that if this is done, it will cause more traffic into the proposed subdivision and the applicant will lose, a lot. Planning Director Callinan stated that it is not his in- tent for the applicant to lose a lot, but that if this is in the public interest of the community, the Planning Board can require it; he feels that access should be provided to this other parcel of land. Planner Genatossio stated that she has a big'concern-with this subdivision because there is only one access and she feels that there should be more than one access; she feels that the Board should require a wider access to this subdivision for public safety, The Board did not feel this was necessary because it is only access for a 23 lot subdivision. Clerk Flynn had a -question as to the length of .,-.the- subdivision, roadway. Mr. Garfield stated --that the total road is going to be approximately 1,940 feet altogether; one part of the subdivision roadway will be approximately.- 900 feet: from the -nearest cross-. road. The. Board --explained to Mr. Garf ield f -that , -this__,is a--maj or problem -, with the subdivision because, accor'ding7 the - Subdivision Reizulationsno�-to_ roadway can be longer than 650 feet to the nearest crossroad. The Board also explained to Mr. Garfield that since he stated that there is not going to be 23 lots in this subdivision due to the percolation tests that still must be taken and the fact thattheroads cannot end at a stream, they suggested that he redesign the plan to more accurately depict what he plans to do with the property. The Board would also like to see a better deline- ation of the wetlands and would also like to see some details as to- the drainage on the profile sheet. Planning Director Callinan stated that if -Planning Board's Minutes January 15, 1986 Page 4 the applicant redesigns the road, there should be no further problems on theplan. The Board will send a copy of all thecommentsto the app i - A cant so thaz4he can address them when he redesigns his plan to shorten the roadway. 70 Discuss "Matthew Estates" Subdivision off of Tremont Street The Planning Board received a letter from Garen M. Bresnick, Attorney at Law, who is representing Anne Louise Javitch who is the applicant of the "Matthew Estates" subdivision. The Department of Environmental Quality Engineering requested that Ms. Javitch pursue the feasibility of amending the plan in minor part so as to minimize the amount of wetland on the site'which will have to be altered by the project. Planning Director Callinan stated that he believes this would fall under the modification of a subdivision (81-W) which means the Board will have to schedule and conduct a public hearing and notify all abutters. Planner Fiore stated that first the Board should write a letter to the applicant informing her of theprocedure which must be followed to find out if the applicant is willing togothrough the whole procedure again. Michael Trowbridge, engineer, brought in a sketch of how the roadway was being designed in order to conform to the comments made by the Department of Environmental Quality Engineering. Motion: To send a letter to Anne Louise Javitch, applicant, stating according to Section 81W of the Subdivision Regulations, this is a modification of a subdivision and must require a public hearing. (Genatossio - Fiore - All in favor) 8. Clerk's Report - Correspondence A copy of the Planning Board's Agenda for January 15, 1986. A copy of the Planning Board's Pending Business List. A copy of - =a letter from Richard Pe Donofrio, Chairman of the Mansfield Board of'Selectmen, to Mr. Douglas F. Annino.stating that he has been appointed to the Planning Board for a.five,-year term to expire on January 1, -1991 A copy of a letter from Joseph D. Brugliera, Chairman of the Mansfield Planning Board to Mr. Bertram M. Cook, Inspector of Buildings, regarding the Board's recommendation on -the site plan for a proposed Airport pro- f essional'center on,Ware:--Street . A copy of a letter from Joseph D. Brugliera, Chairman of the Mansfield PlanningFay, - viae -President -of,, the -Merchants- - Board to -_ -M-. r, Ernest t E of Boston -regarding - &-�,partial release- of the performance guarantee -- for _"W - -t iew Woods"-,subdivision * v A copy-- of a letter from Joseph - D. Brugliera, Chairman of the Mansfield Planning Board, to Mrs. Judith -F. Scott, Town Clerk, regarding the Board's deicsion on the "Northridge Estates" preliminary subdivision plane A copy of a letter from Joseph D. Brugliera, Chairman of the Mansfield Planning Board, to Jesse H. Earls, Chief of Police, requesting comments on -the "Robyn Estates" definitive subdivision plan off of Franklin Street* Planning Board's Minutes January 15, 1986 Page 5 A copy of a letter from Joseph D. Brugliera, Chairman of the Mansf Pld Planning Board, to Patty Cataloni, Chairwoman of the Historical Commission, requesting co nts on the "Robyn Estates" definitive subdivision plan off of Franklin Street* A copy of a letter from Joseph D. Brugliera, Chairman of the Mansfield Planning Board, to Mrs. Judith F. Scott, Town Clerk, regarding the Board's decision on the "Echo Hills" preliminary subdivision plan. A copy of a letter from Joseph D. Brugliera, Chairman of the Mansfield Planning Board, to Mrs. Judith F. Scott, Town Clerk, regarding the Board's decision on the "Mill Farms Estates" preliminary subdivision plan. A copy of a letter from Joseph D. Brugliera, Chairman of the Mansfield Planning Board, to Mrs. Judith F. Scott, Town Clerk, regarding the -Board's decision on the "Robinson Estates" preliminary subdivision plan* A copy of a letter fr I om Joseph D. Brugliera, Chairman of the Mansfield Planning Board, to Mrs. Judith F. Scott, Town Clerk, regarding the Board's decision on the "Eastleigh Estates I" preliminary subdivision plan* . A copy of a letter from Joseph D. Brugliera, Chairman of the Mansfield Planning Board, to Mrs. Judith F. Scott, Town Clerk, regarding the Board's decision on the "Connors Avenue" preliminary subdivision plan. A memorandum from Jesse H. Earls, Chief of Police, to the Mansfield Planning Board regarding his comments on the "Robyn Estates" definitive subdivision plan located off of Franklin Street* A copy of a legal notice from the Town of Foxboro.Building Commissioner. A hearing will be held on Wednesday, Janaury 22, 1986, at 7:--00 P -Me A copy of a legal notice from the Town of Foxboro Board of Selectmen. A hearing wilbe held on Tuesday, January 28, 1986., at�7:45,,POMO' A copy of a legal notice from the Town of Foxboro Planning Board. A hearing will be held on -Thursday, January 16,9 1986, at 8:00 P.M. A copy of a legal notice from the Town of Foxboro Planning Boarde- A hearing will be held on Thursday, January 23, 1986, at 8:00 POM* 9. .Variance Applications GATRA off-site directional signs icant C 0 This-'­VarIance S�� for the ­ThL'----% ap p 1 of this variance application is�-,GATRA installation of off-site directional signs at various locations -in -Mansfield,- ' ,- said signs- being larger than allowed. The signs which they to install are to be 16" by 36" which exceeds the square footage requirement; these signs are to be used for commuter rail station trail blazer signs. Motione. To send a negative recommendation to the Zoning Board of Appeals on the application of GATRA for the installation of signs at various locations in Mansfield due to the fact that the size of these signs derogates from the intent of the Zoning By-law and if the Town wishes to erect these type of signs, they should look into erecting them at their own expense. (Flynn-- Fiore - All in favor) OPlanning Boar s�Minutes 'January 15, 19861 Page 6 t Mansfield Assembly of God to construct church facilities 1007 WesStreet The appli4nt of this variance request is the Mansfield Assembly of God. This variance request consists of the construction of church facilities on a lot at 1007 West Street, the proposed building to have less than a 40 foot rear yard, which is non -conforming in an Agricultural Zone. There is no.building presently on this site, the size of the proposed building is to be 22,000 square feet. In the application, it is stated that the granting of this variance would not be infringing on other neighbors as there is only the Highway (95) behind this parcel of land. Motion: To send a positive recommendation to the Zoning Board of Appeals on the application of the Mansfield Assembly of God to construct church facilities at 1007 West Street. (Fiore - Flynn - All in favor) 10. "Hidden Estates" Performance Bond Request The Planning Board received a letter from Joseph T. Iacuzzi requesting a performance bond to be calculated for the "Hidden Estates" subdivision. Planning Director Callinan stated that due to the fact that these bond calculations take a great deal amount of time, he feels that the appli- cant should provide more detail or the Town can just do a general estimate for the performance bond. The Board felt that a general estimate would be detrimental to the Town in case there is a problem in the future and they felt that it should remain the way that it has been done in the past. Planning Director Callinan stated that he will check with the Town Engineer and -have him come in n to talk to the Board about this matter. 11. "West Elm Estates" Subdivision - Performance Bond Release The Board - received a memorandum from Richard J. Callinan, Planning Direc- tor, stating that the light poles, fire alarm box and bounds at the "West Elm Estates" Subdivision have been properly installed and inspected. He recommends that $4,500.00 be release from the performance bond for this completed work. Motion: To release $4,500.00 from the performance guarantee for the completion of the,above listed items for the "West Elm Estates" Subdivision* (Fiore Boldrighini All in favor) 12. Memorandum from the Board of Selectmen. regarding a Joint Meeting The Board received a m*emorandum f rom -the Board of Selectmen regarding a Joint Boards Meeting to beheld on Wednesday, January 22, 1986. This memorandum stated - that at, this meeting it will be,,,discussed what each -6:8 'ary --t oar �:orll� - omm tt I _s particulat"B e hese items will be placed on --,a-- -f ormal -agenda. ,-,They,- reque s ted _-that the Various boards put - the -s- e items -'into- a list of priorities beginning.withthe most important; this information must be 1- submitted by Friday, January 17, 1986. Planning Director Callinan outlined for the Board the order of the priorities which are as follows: 1) Comprehensive Plan; 2) Industrial zone cla-ssi- fication article, 3) Water resource acquisition/Water Protection; 4) Con- servation/Recreation Master Plan and land acquisition; 5) Downtown improvements; 6) Commuter rail; 7) Cluster development; and 8) Incentives for sewer expansion. Planner Genatossio stated that the ramifications of sewer expansion should also be added to this list of priorities. Planning -Board s Minutes January 15,-1986 Page 7. - 13. "Form A" plan Edward Marcheselli Fruit Street The applicant4f this "Form A" plan is the Walmark Corporation. This "Form A" plan consists'of property located on the westerly side of Fruit Street bounded on the south by other land of Walmark Corporation; on the west by land of the Town of Mansfield; on the north by other land of the Walmark Corporation and on -the east by Fruit Street. The reason this plan does not constitute a sub- divsiion is because it has sufficient frontage and area on a public way (Fruit Street). The checklist is complete. Motion: To approve the "Form A" plan for the Walmark Corporation for Fruit Street. (Fiore - Flynn - All in favor) 14. Around the Table Planner Genatossio asked Planning Director Callinan and the Board if they have heard anything from Town Counsel regarding Cabot Pond. Planning Director Callinan stated that he has spoken with Town Counsel and was informed that the Board will have to handle the matter of Cabot Pond in the same manner that they handled the "Canoe River Estates" Subdivision; they will have to send out for a bid on the completion of this pond. He also stated that the Board will have to -notify these applicants of the fact that the Board is pulling this bond and sending it out to bid; this must be done by certified mail. The Board would like these letters sent out as soon as possible. Planner Genatossio stated that she would like to see an article on the Town Meeting warrant to address the problem of lot coverage in the Zoning Bylaw; she would like it specified that the 60% lot coverage includes all parking, - the main structure and all accessory structures. Planning Director Callinan stated that he will work on drafting this article. Planner Genatossio stated that she would like the Planning Board to obtain a copy of all building permits issued since July, 1985, Planner Genatossio stated that she believes the Board should start performing more site walks. Chairman Brugliera stated that he is willing to conduct more ,site walks, but it is really hard to get all the Board members together at one time. Planner Genatossio would like to know what the Industrial Zoning Committee has been doing and if they were going to have an article ready for the warrant for the Town Meeting. Planning Director Callinan stated that the committee has been working on a matrix of the seven (7) industrial zones in the Town; they are looking at the services which are available to these areas and rating each area on a scale of one -to five - one being the very bes-t and five being the r --t _'-_Cu "ten n a e- rial-users''­vhich-� are allowed in, 4 e-, ey r' worst. 1h-`--:---;" 1-y­160ki _g thesezonesto,';see if ---they are appropriate for each zone; this should decide whether they should eliminate- certain,uses from certain zones and whether -they should regulate these uses.in certain zones. He also stated that this article will be ready for the Town Meeting warrant. Planner Genatossio stated that she is tired of getting letters in the mail that are unsigned about various subdivisions which the Board has approved® She stated that she has gotten a letter regarding a conflict of interest on the part of Chairman Brugliera because his real estate company has listed a sub- division which was approved by this Board; she would like an explanation. Chair- man Brugliera stated that he does not feel it deserves a comment. Pl-",nning Board's Minutes January 15, 1985 Page 8 Planning Director Callinan asked the Board who the members of the Capital Im- provements Committee were because they will be meeting soon. Chairman Brugliera stated that he�*s on this committee as well as Planner Genatossio. 15. Public Discussion Joseph Zeneski stated that, in the past, the Planning Director has calculated all performance bonds that have been requested and he feels that the Board is losing the control over these bonds if they are going to generally calculate the amounts or allow the applicants to estimate the amount. He feels that the Planning Director should continue calculating these bonds. Planning Director Callinan'stated that he must work effectively for the Town and he feels that there are more important issues that the Town is concerned with at this point in time, Clerk Flynn stated that there is industrial property next to the Fairfield Optical building that was before the Board for a recommendation some time ago. This site plan was going to utilize a portion of the residential area for parking. The Board sent a negative recommendation due to that fact, but the permit was still issued and she would like a letter from the Inspector of Buildings as to the reason that this permit was granted. Motion: To send a letter to Bertram M. Cook., Inspector of Buildings, requesting an explanation as to why this building permit was issued when it is utilizing a portion of the residential property for parking. (Flynn.- Fiore - All in favor) 16. Date of Next Meeting is Wednesday, January 22, 1986, at 7:30 P.M. 17. Meeting adjourned at 11:00 P.M. CLERK J-10 DATE