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HomeMy WebLinkAboutPlanning 02/12/1986PLANNING BOARD'S MINUTES FEBRUARY 12, 1986 Present: Acting Chairperson Flynn, Acting Clerk Genatossio Planners: Boldrighini, Fiore, Annino, Madan and Quinn Planning Director Callinan 1. Meeting called to order at 7:30 P.M. 2. Motion: To have Planner Genatossio be Acting Clerk. (Annino - Boldrighini - All in favor) 3. Acting Chairperson Flynn welcomed William Madan and Steven Quinn and stated that they will find it interesting and educational to be a member of the Planning Board. 4. Clerk's Report Correspondence A copy of the Planning Board's Agenda for February 12, 1986. A copy of the Planning Board's Pending Business List. A pamphlet from the American Planning Association entitled "Bulletin Board" for February, 1986. A card from the family of the late James G. Bachman thanking the Board for their kindness and sympathy at a time when it was deeply appreciated. A pamphlet from the American Institute of Certified Planners regarding can- didates for APA Board and AICP President. A letter from Lois Bruinooge, Executive Director for the Massachusetts Asso- cations of Conservation Commission Inc., to the Mansfield Planning Board regarding an invitation to attend- MACC's Annual Meeting and Silver Anniver- sary Celebration to be held on Saturday, March 8, 1986, at Holy Cross College in Worcester from 8 A.M. to 4:30 P.M. A copy of a legal no -Lice from the Town of Foxboro Planning Board. A hearing will be held on Thursday, February 20, 1986, at 8:30 P.M. A copy of a legal notice from the Town of Foxboro Planning Board. A hearing will be held on Thursday, February 20, 1986, at 7:30 P.M. Planning Board's Minutes February 12, 19(3,` Page 2 A copy of a legal notice from the Town of Foxboro Planning Board. A hearing will be held on Thursday, February 13, 1986, at 7:30 P.M. Minutes of February 5, 1986 Motion: To approve the Minutes of February 5, 1986, as amended. (Genatossio - Boldrighini - Annino - Flynn - Quinn and Madan) (Fiore abstained from voting) Acting Clerk Genatossio stated that on Page 4, under the discussion of "Maplewood Estates Phase II" when the Planning Board was denying the plan, they were also concerned with the fact that the high water mark for the retention area was not shown. She stated that this was not noted in the minutes and she would like it amended in the minutes as well as in the denial letter to the Town Clerk and the applicant. This will be noted in the minutes. 5. The Board received a pamphlet and a ballot form from the American Institute of Certified Planners regarding the candidates for APA Board and AICP presi- dent. The Board decided to have Planning Director Callinan fill out this form and return it to the Association. 6. 7:45 P.M. - Carl Nelson - Proposed Subdivision Road Widths Carl Nelson approached the Planning Board and stated that last week when the Board was discussing their revisions to the Subdivision Regulations, he had requested that he be allowed to ask the Board a question, but he was informed that he could not and, therefore, he is here this evening in order to ask the Board the question. Acting Chairperson Flynn informed Mr. Nelson that this was not a work session which is why he was not allowed to ask any questions, but since he is on the agenda this week, she will allow him to speak. Mr. Nelson asked the Board why the length of a roadway_ with a cul-de-sac was 650 feet because he feels that the issue is not really the length, but rather the width of the roadway; he feels that the Board should regulate the width of the street depending on the amount of congestion on that particular street. Acting Clerk Genatossio explained to Mr. Nelson that this 650 feet was based on public safety in the case of a fire, the Fire Department would still be able to reach the particular house that is in danger. Planning Director Callinan stated that all publications differ on the length of a cul-de-sac street, but that he be- lieves that it is not necessarily the length of the roadway, but rather the accesses to the street that the Board should be considering. Acting Chair- person Flynn asked for further comments and there were none; she thanked Mr. Nelson for approaching the Board with this matter. 7. 7;55 P.M. - Review Subdivision Regulation Revisions Planning Director Callinan stated that he has written a modification for the Board on "loop streets" which would deal with the accesses being directly re- lated to the number of vehicle trips per day rather than dealing with the elimination of loop streets; he used the "Performance Streets" Book when drafting this modification. He presented each Board member with a copy of this modification and reviewed it with them. Planner Fiore stated that this really does not address the issue that the Board was trying to accomplish; he stated that this provision would require wider streets rather than a dif- ferent roadway layout. Planning Director Callinan stated that this would not require wider roads; he also stated that "loop streets' come in so many Planning Board's Minutes February 12, 1986 Page 3 different forms that there is difficulty in judging these streets on a con- sistent basis. Acting Chairperson Flynn, Acting Clerk Genatossio and Planner Annino felt raomfortable with the provision which Planning Director Callinan had provided. Planner Boldrighini -asked if the Board would have to know ahead of time what typ-n of buildings were going to be built on a particular parce- '_ - of land before they could approve a certain subdivision because they would have to know the number of vehicle trips per day which would be generated. Planr.-,*-ng Director Callinan i stated that the Board would have to know ahead of time. Planning Director Callinan stated that he has spoken with Al Andrews, Con- struction Inspector, and he has been having problems with certifying certain materials for the subdivision roadways and he would like a stipulation placed in the Subdivision Regulations stating the "Certification shall be required upon request by the Engineer". The Board had no problems with this, but felt that it should be specified that it is the "Town Engineer". Planning Director Callinan stated that since the Planning Board is eliminating the sidewalk on one side of the road in the subdivision, they should add the following sentence to the Subdivision Regulations: "Driveways shall be paved with bituminous concrete within approved right-of-ways." This would allow the driveways to blend in with the construction of the street. Planning Director Callinan stated that Acting Clerk Genatossiofs comment on having 11 inches of top course and 2 inches of base course will be placed on the Cross -Section. Acting Clerk Genatossio stated that she feels it should be placed within the Subdivision Regulations and also on the Cross -Section instead of just on the Cross -Section to avoid any problems in the future. This will be clarified. 8. 8:20 P.M. - Continuation of Public Hearing- - "Fieldbrook Village" The continuation for the public hearing for the "Fieldbrook Village" Definitive Subdivision plan began at 8:20 P.M. The hearing was again continued until a further date (8:48 P.M.). A copy of the transcript is available in the Planning Department office. 9. Review the followingsubdivision plans: "Robyn Estates" Definitive Plan Planning Director Callinan stated that the last issue that the Board was dis- cussing was the waiving of a sidewalk on one side of the road within the sub- division in exchange for this sidewalk being placed on Franklin Street to the intersection of Maple Street in order to give the people a safe place to walk. Michael Trowbridge, engineer, stated that he must have misunderstood this re- quest because he thought that it was just going to be an equal exchange, but he is willing to comply with this suggestion. Motion: To approve the plan for the "Robyn Estates" Definitive Subdivision deleting the sidewalk on one side of the road within the subdivision and placing this sidewalk on Franklin Street to the intersection of Maple Street. (Boldrighini -- WITHDRAWN AFTER CONSIDERABLE DISCUSSION) Planning Board's Minutes February 12, 1986 Page 4 The Board discussed the type of curbing which would have to be placed on Franklin Street with this sidewalk and when the sidewalk would have to be built. Planning Director CalAXnan stated that the construction of the sidewalk would be incorpor- ated into the bond estimate and that the sidewalk should be placed to the inter section of Maple Street, but he does not feel that the Board is in a position tG require the applicant to place vertical curbing on Franklin Street. Planner Boldrighini stated that there should be an asphalt sidewalk all the way to the intersection of Maple Street. Jaems Grady, abutter, asked if the Board had heard anything from the Historical Commission on the historical value of the tower. Acting Chairperson Flynn in- formed Mr. Grady that the Board had written a letter to the Commission, but has received no response. They have., however, spoken to a former member of the Commission and were informed that the houses do have historical value, but he was not aware of any historical value of the tower on the property. Mr. Grady asked the Board if the Town Engineer has reviewed the leaching pits. Planning Director Callinan stated that he has and that this system is superior to'other systems. Acting Clerk Genatossio asked what type of soils were on this property. Planning Director Callinan informed her that there is no soil survey on this subdivision, but all the soils are adequate. Mr. Grady informed the Board that he is quite concerned about the leaching pits because he feels since they are in close proximity to the proposed location of his septic system, he feels that if the leaching pits do not provide adequate storm drainage, his sy- stem will be adversely affected; he stated that he has placed his system as close to the property line as the Board of Health will allow to try to protect the Canoe River. Planner Boldrighini asked if the Town Engineer was aware of the location of Mr. Grady's septic system. Planning Director Callinan stated that the Town Engineer has not had the opportunity to review the revised plan which shows the location of Mr. Grady's septic system because the only thing that was' changed on the plans were minor details, the drainage has not changed and, therefore, it was not necessary to have him review this plan again. The Board felt that the Town Engineer should review this plan to make sure that there is no potential problem to Mr. Grady's septic system before the Board approves it, however, the Board must vote on this plan this evening because the deadline is February 14, 1986, and no extension has been requested. Motion: To disapprove the plan for the "Robyn Estates" Definitive Subdivision due to concerns the Board has about the storm water flow from the basins into adjacent property owner's septic systems. (Annino - Boldrighini - All in favor) "Maplewood Estates Phase II" Definitive Subdivision Plan - Possible Reconsideration Planning Director Callinan stated that he has had the Town Engineer review this plan and the Town Engineer made four (4) comments which he believes the applicants' en- gineer has addressed. The only other comments he has is the original comments that he made when reviewing the original plan. Donald Baker, applicant, stated that all the Planning Director's comments and the Town Engineer's comments have been addressed and are now incorporated on the plans. Acting Clerk Genatossio asked Mr. Baker what the high water mark was and if it was on the plan. Mr. Baker stated that it is 188 and it has been placed on the plan. Mr. Baker stated that the bottom of the retention basin is 191 and that the details for the earthen dam have been shown on the plans, not just in the attached booklet. Motion: To reconsider the Planning Board's original vote on the "Maplewood Estates Phase II" Definitive Subdivision Plan. (Boldrighini - Genatossio - All in favor) Planning Board's Minutes February 12,'1986 Page 5 - Motion: To approve the Definitive Plan for the "Maplewood EstatesPhase II" Subdivision. (Boldr--.%I*ghini - Annino - All in favor) Planning Director Callinan stated that the Town Engineer has asked him to inform the Planning Board that the Town has had a problem with the plowing of subdivi- sion roadways and he would like the Board to give some consideration to the grades and manhole covers being installed flush with the base course in order to avoid damaging Town equipment. The Board informed Planning Director Callinan that this is standard procedure and Acting Clerk Genatossio stated that she thought if there was no base coat on the roadway, then it was the developer's responsibility to plow this road. Planning Director Callinan stated that this is true because it would be considered a private road, but this is not always the case. Acting Clerk Genatossio stated that the people should be made aware of that fact. "Eastbrook Estates" Preliminary Plan Planning Director Callinan stated that the applicant, his attorney and his engi- neer would like to discuss an alternative roadway layout and the possibility of tying into additional subdivisions in the area of Route 106 with the Board. Attorney VanHayhow approached the Board and stated that they have received the Board's denial letter on this subdivision and since there were many concerns on this subdivision, they have met with the engineers to come up with an alter- native roadway layout and would like some feeback from the Board so that all matters can be addressed. James Dunn, engineer, approached the Board and pre- sented them with the alternative plan for this subdivision which shows that there will be only one (1) road access onto East Street, they are only making one crossing of the wetlands and they have made a possible connection into "Echo Hills". He stated that they have also proposed a possible second connection to "Echo Hills" by Lot 18 although there is no cul-de-sac proposed in the "Echo Hills" Subdivision at this location. He.stated that they have been trying to get in touch with Jack Taylor, applicant of "Echo Hills", but have been unable to do so; they will continue to try to get in touch with him. Planning Director Callinan stated that this is a far better design then originally proposed. Acting Clerk Flynn stated that the applicants should keep the Board informed as to the progress of these matters once they get in touch with Mr. Taylor. Attorney VanHayhow stated that the applicants also have another alternative plan in the event that they cannot reach Mr. Taylor, he then presented this plan to the Board for their review which showed the only access through "Echo Hills" and no street openings onto Route 106 and there is no crossing of wetlands at all. Planner Fiore stated that this alternative plan would place more pressure onto North Street. Acting Chairperson Flynn stated the Board will review this plan further and it will be placed on the agenda next week so that the applicants can have more time to con- tact Mr. Taylor. Acting Clerk Genatossio stated that she does not feel that the cul-de-sac on the second alternative plan is necessary because it is only serving one house lot, she stated that if this cul-de-sac is removed, it will be pro- tecting the wetlands further. Mr. Dunn stated that the applicants will take this into consideration. Attorney VanHayhow stated that the applicants are planning to contact the Conservation Commission regarding the crossing of the wetlands after they contact Mr. Taylor. Planning Board's Minutes February 12, 1986 Page 6 "Subdivision of Land off Williams Street" Preliminary Plan - Planning Director Callinan stated that no further information has been sub- mitted on this plan and that the basic problem with this plan is thelength of the cul-de-sac because it exceeds 650 feet. The Board had a question as - to from what point the 650 feet would be measured from; Planning Director Callinan stated that the 650 feat is measured from the intersection in the middle of the subdivision and, therefore, this roadway measures longer than 650 feet on one side. Motion: To deny the preliminary plan for the "Subdivision of Land off Williams Street" due to the length of the cul-de-sac, the comments from the Department of Public Works regarding the plan, wooded areas have not been shown, rear lot lines are not shown, the profiles of existing grades and approx- imate proposed finished grades of the roadway and drain and sewer utilities are incomplete beyond Lot 13, the loca- tions of any existing buildings on the lot owned now or formerly by Richard Silva should be shown, any other streets within 150 feet of the proposed road should be shown, an easement should be considered to adjoining parcel owned by Robert and Janice Saquet, off-site improvements *along Williams Street should be considered if conditions permit, and the layout of this roadway is disrupting the wetlands, it is not protecting natural features of the land. (Annino - Boldrighini - All in favor) "Forest Park" Preliminary Plan Planning Director Callinan stated that there is no new information on this plan. Edward Broderick, applicant, stated that he will comply to the open space lots for this subdivision and they will be placed wherever the Board wishes, he stated that the profile sheets have been revised as of February 11, 1986, to show that changes that he informed the Board he was making, he stated that the angle between Roads "G" and "D" will be changed in order to make it closer to an angle of 90'. Acting Clerk Genatossio asked if the names of the streets had to be shown on the plan at this point. Planning Director Callinan stated that it is not necessary at this point as long as they are shown on the plan at the definitive stage. Motion: To approve the plan for the "Forest Park" preliminary subdivision. (Boldrighini - Madan - All in favor) Discuss Camelot at Mansfield-- Proposed Sewer Edward Broderick, applicant, approached the Board and stated that he is pro- posing a sewer route in the event that they can obtain permission to tie into the sewer line at the Cabot, Cabot & Forbes Industrial Park at Plymouth Street. The profile for the particular route was shown on a plan which Mr. Broderick submitted to the Board and the profiles of the sewer within the subdivision of Camelot at Mansfield was shown on the other plan which he submitted to the Board. He stated that in the event that the do not receive permission within thirty (30) days, they may decide to construct the sewer line anyway because the owners move very slowly and if the applicants wait for a decision, it may not be feasible to place the sewer in at that time. He stated that if this is not severed, , the site will have on-site septic systems because they have approved pert tests on Planning Board's Minutes February 12, 1986 Page 7 this property. I He stated that he would like to submit these sewer plans to the Board and have them -reviewed by the Town Engineer; he would like these plans to remain- on file with the Town so that the Town can be assured that the sewer line is being constructed in accordance with the plans. Planning Director Callinan stated that he had 41Q.,he Town Engineer quickly review these plans today and he had some questions about the size and the location of the pipes, but these issues can be addressed at a later date. The Board had a question as to if the installation of sewer for this subdivision would require a public hearing because he is modify -i -ng the plans. Planning Director Calli- nan stated that this does not require a public hearing because he is only changing the profile, he is not changing the roadway layout. There was a question from the Board as to if this sewer line could service other people. Mr. Broderick stated that this is basically just for this one subdivision. The Board also had a question as to what determined this particular route for the sewer line. Mr. Broderick stated that it is the shortest distance, the least number of home owners that would have to be dealt with and it is just about the only feasible route there is at this time. He also stated that he has met with Camp, Dresser and McKee regarding the study that was conducted for sewer in the Town and this route very closely follows the route that was suggested for sewer by that company and that the position of the route which Camp, Dresser and McKee suggested is very flexible. I 10. Review "Northridge Estates" Preliminary Subdivision Plan Planning Director Callinan stated that Michael Trowbridge, engineer, would like to speak to the Board regarding a revised roadway layout plan for the "North- ridge Northridge Estates" preliminary plan which the Board denied because of the lots which would be fronting onto Route 106. He stated that it is undesirable to have lots fronting on Route 106. Michael Trowbridge stated that the applicants were ori- ginally proposing 11 lots, but instead of having these driveway right onto Route 106, they have designed a cul-de-sac and. all the houses will face this roadway which will be approximately 600 feet long. The applicant will be losing one (1) house lot. They are asking for some waivers in the Subdivision Regulations as far as the road width being reduced to 24 feet and a sidewalk only being placed on one side of the subdivision roadway; in effect it will be built according to the new Subdivision Regulations (the paved area of the cul-de-sac will also be reduced to 45 feet). Mr. Trowbridge stated that there is no water or sewer in this area of Town so there will on-site septic systems and wells for the water. He stated that these are all well -drained soils. Acting Clerk Genatossio stated that the Board would require a soil survey for this subdivision. Planners Fiore and Boldrighini thought that this was a good roadway layout and saw no problems with it. Acting Chairperson Flynn stated that the Board would like time to think about what Mr. Trowbridge has proposed. Motion: To go with this type of a design which is one road with a cul-de-sac, one sidewalk within the subdivision, 24 foot wide pavement and a cul-de-sac with the pavement wide enough to meet safety requirements. (Boldrighini - Annino - All in favor) Planning Board's Minutes -February 12, 1986 Page 8 11. Around the Table Planner Madan thanked the Board for making him feel like a welcomed member of the Planning Board. He stated that he would like to make the recommendation that a street be named after Jim Bachman for the time he spent working with the Town. The Board felt that this was a nice thought whether it be a building or a street. Acting Clerk Genatossio stated that 1-,ast week the Board received a letter from Gelerman and Cashman, attorneys, requesting a specialist for water protection. She would like to point out that Lycott is presently working for the Town under Water Services and it may be the Board's effort to see what type of fee they can set up with Attorney Gelerman. Acting Clerk Genatossio stated that last week the Board received a letter from the Easton Planning and Zoning Board requesting that a date be set for a joint meeting between the two (2) towns. Acting Clerk Flynn stated that this will be placed on the agenda next week for the Board to discuss. Planner Quinn asked when the Planning Board was going to go to the Finance Committee for their budget. Planning Director Callinan stated that he attended the Finance Committee's meeting last week and he also stated that there is $10,000 requested for Capital Improvements; the Board must appoint another mem- ber of the Planning Board to the Capital Improvements Committee. The Board appointed Planner Quinn to be a member of the Capital Improvements Committee. Acting Clerk Genatossio asked if there was money available for the Master Plan and, if so, what is being done with this money. Planning Director Callinan stated that there is currently $25,000.00 available for the Master Plan and he is waiting to hear from the Executive Office of Communities and Developments re- garding a grant application which, if awarded, would also be -used towards the Master Plan. Planner Fiore stated that he would like a letter written to Joseph Brugliera, former member of the Planning Board, thanking him for his past six (6) years time spent as a member of the Planning Board. The Planning Board received an extension request for the "Lindsey Acres" pre- liminary subdivision plan for 30 days. Motion: To approve the extension request for the "Lindsey Acres" preliminary subdivision plan for 30 days until March 14, 1986. (Genatossio - Annino - All in favor) The Planning Board received a covenant form for the "Hallett Crossing" Subdivi- sion. Planning Director Callinan stated that everything is in order and the Board must vote on the covenant and sign the plans this evening. Motion: To approve the covenant form for the "Hallett Crossing" Subdivision. (Genatossio - Boldrighini - All in favor) Acting Chairperson Flynn stated that she would like the members of the Board to get into the Planning Department office during the coming week to sign these plans. Planning Board's Minutes aFeb4rnary 12, 1986 Page 9 Planning Director Callinan stated that there was a "Form A" (ANR) plan sub- mitted and the last night the Board has to act on it is this evening. There is, however, ar-D extension request on this "Form A" (ANR) plan. The Board had a question as to if this could legally be done; Planning Director Callinan state. that the State Law does not say whether it can or cannot ba done. Acting Clerk Flynn asked if the applicant would be willing to withdraw his plan instead of requesting an extension. Michael Trowbridge stated that they would be willing. Motion: To accept the withdrawal of the "Form A" (ANR) plan which was submitted for land on Route 106. (Genatossio - Annino - All in favor) Acting Clerk Genatossio asked if the Board has received any of the articles for the Annual Town Meeting warrant from the Board of Selectmen. Planning Director Callinan stated that the Board has not received these articles as yet. Acting Clerk Genatossio would like to obtain these articles in order that the Planning Board can set the dates for the public hearing. John Dunn stated that he will send these articles to the Planning Board. 12. Public Discussion Edward Broderick thanked the Board for all the input they have given him in the past regarding his article for the Planned Residential Developments and they have incorporated a large portion of the Board's recommendation into this article. He stated that he would like the members of the Planning Board to attend a fair which is being held at the Sheraton Inn at which there will be a boothe showing the Planned Residential Developments. John Dunn stated that he was over at Milhaus Apartments and noticed how close the forms for the foundation to the property were and seeing the proximity of those forms to the next building and to the sidewalk, it reminded him of the dimensional requirements in the Downtown District. He would like the Board to review.these requirements to eleviate the congestion in that area, especially around the North Main Street area. He would like to see some consideration given to the dimen- sional requirements being changed for that area. Acting Chairperson Flynn stated that this is a big concern of the Board. Acting Clerk Genatossio stated that the Board sent a negative recommendation on the site plan for this particular build- ing and if the Building Inspector makes a different decision, he is supposed to notify the Planning Board in writing as to why the permit was issued. Planning Director Callinan stated that he has spoken to the Building Inspector and was informed that this was not a necessary measure. *Planner Fiore left the meeting at this point. Joseph Zeneski stated that the Board should consider Mr. Broderick's proposal for constructing sewer very carefully before they agree to this because he does not feel that this should be conducted without the use of a Master Plan. 13. Date of Next Meeting is Wednesday, February 19, 1986, at 7:30 P.M. 14. Meeting adjourned at 11:25 P.M. CLE P DATE