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HomeMy WebLinkAboutPlanning 03/31/1986PLANNING BOARD'S MINUTES MARCH 31, 1986 Present: Chairperson Flynn, Acting Clerk Fiore Planners: Madan, Boldrighini and Genatossio* Planning Director Callinan 1. Meeting called to order at 7:30 P.M. 2. Motion: To have Planner Fiore be Acting Clerk. (Madan - Boldrighini - All in favor) 3. Correspondence A copy of the Planning Board's Agenda for March 31, 1986. A copy of the Planning Board's Pending Business List. A letter from Richard F. 37 Erin Drive, to the Chairman of the Mansfield Planning Board regarding problems which exist on Erin Drive. A letter from Brandon G. Braley, Camp Dresser & McKee Inc.,, to the Mansfield Planning Board regarding the Environmental Notification Form for the Lyons Brook Lateral Sewers. 4. At this time, Chairperson Flynn stated that at 7:30 P.M. the Board was scheduled to speak with Mr. Randolph McDougall regarding his Town Meeting article to sell the Spaulding School. However, Mr. McDougall was not present at this time, so the Board decided to go on with the correspondence. 5. Further Correspondence *Planner Genatossio entered during the remaining correspondence. A copy of a letter from Richard J. Callinan, Planning Director, to Steven MacCaffrie, Chairman of the Building Committee, requesting his presence at. the Board's meeting on Monday, March 31, 1986, to discuss the Town Meeting article regarding repairs, renovations and related construction at the Department of Public Works Garage. A copy of a letter from Richard J. Callinan, Planning Director, to John Dunn, Board of Selectmen, requesting his presence at the Board's meeting on Monday, March 31, 1986, to discuss the Town Meeting article regarding a sidewalk on the northerly side of Pratt Street, A copy of a letter from Richard J. Callinan, Planning Director, to Maryann Campisano, 341 Franklin Street, requesting her presence at the Board's meeting on Monday, March 31, 1986, to discuss the Town Meeting article re- garding a sidewalk on the easterly side of Franklin Street. Planning Board's Minutes March 31, 1986 Page 2 A copy of a letter from Richard J. Callinan, Planning Director, to A. Randolph McDougall, 1125 East Street, requesting his presence at the Board's meeting on Monday, March 31, 1986, to discuss the Town Meeting article regarding the Spaulding School. A pamphlet from the Massachusetts Preservation Conference c/o Historic Massachusetts Inc. A pamphlet from the Cooperation Extension Service. A copy of aVlegal notice of hearing from the Town of Sharon Board of Appeals. A hearing will be held on April 10, 1986, at 8:00 P.M. A copy of a legal notice of hearing from the Town of Sharon Board of Appeals. A hearing will be held on April 10, 1986, at 7:30 P.M. A copy of a legal notice of hearing from the Town of Sharon Board of Appeals. A hearing will be held on April 17, 1986, at 7:30 P.M. A copy of a legal notice of hearing from the Town of Foxboro Board of Appeals. A hearing will be held on April 16, 1986, at 7:30 P.M. Copies of legal notices of'hearings from the Town of Foxboro. Hearings will be held on Monday, April 7, 1986, beginning at 7:00 P.M. Copies of legal notices of hearings from the Town of Easton Planning and Zoning Board. Hearings will be held on April 9, 1986, beginning at 7:30 P.M. A statement of facts from the Town of Mansfield Zoning Board of Appeals regarding the application of Greater Attleboro -Taunton Regional Transit Authority. This application was denied. 6. 7:45 P.M. Maryann Campisano.- Sidewalk on Franklin Street Maryann Campisano approached the Board and stated that she is interested in having a sidewalk placed on Franklin Street within the boundaries described in the article. She stated that there are 44 children all under the age of 16 living within those boundaries. There are three (3) spots within these boundaries which have very impaired visibility and the traffic travels at high speeds; she is proposing that this sidewalk be on the easterly side of Franklin Street in order to allow the children to walk to the bus stop which is at the intersection of Winter and Franklin Streets. Planner Genatossio, had a question as to if the amount of this work would be needed at the Town Meeting. Planning Director Callinan stated that the Town Engineer has cal- culated this amount to be $33,065.61. The Board had a question as to if the Police Chief commented on the proposal for this sidewalk and when informed that he had not, instructed Ms. Campisano that she should obtain his comments for Town Meeting. Pauline Madan stated that it is very dangerous to walk on this street, especially in the snow, because the cars travel at such high speeds and there are many accidents. A woman in the public stated that there are three (3) new subdivisions being constructed from Winter Street to the Foxboro Town Line and she would like to know why these developers cannot put the sidewalk on Franklin Street. The Board pointed out to her that the pro- blem with this is that the Town cannot be sure as to when the construction will begin. Planner Genatoss 110 asked what the layout of Franklin Street was. Planning Board's Minutes March 31, 1986 Page 3 Planning Director Callinan stated that Franklin Street is a 60 foot right- of-way. Joseph Zeneski, East Street, pointed out to the Board that on certain subdivisions, the inside sidewalk was waived in order for the side- walk to be placed on Franklin Street and -although the applicants do not know when they will be constructing these subdivisions, should they end up not having to place the sidewalk on Franklin Street, they should be required to place the sidewalk back in the subdivisions. Motion: To send a favorable recommendation to Town Meeting on the article for a sidewalk on the easterly side of Franklin Street, (Fiore - Madan - All in favor) 7. 8:00 P.M. - Board of Selectmen-- Sidewalk on Pratt Street John Dunn, Board of Selectmen, approached the Board and stated that he has spoken with the Town Engineer in order to review this proposal. The Town Engineer itemized the cost of this project for the northerly side of Pratt Street which would be a continuation of the sidewalk which presently exists on a portion of this street. He stated that there are a lot of children that walk in this area as it is located near the schools and the traffic travels at very high speeds. The estimates provided by the Town Engineer are for a sidewalk using granite curbing and the additional one is for a sidewalk using bituminous curbing; there may have to be some retaining walls constructing for the existing properties in this area, but some money may be saved if the property owners agree to having their property sloped instead of using the retaining walls; however, there are still some areas that re- taining walls must be constructed on. Planning Director Callinan asked Mr. Dunn if pedestrian crossings were being planned. Mr. Dunn replied that they would like to have pedestrian crossings in the future. Motion: To send a favorable recommendation to Town Meeting on the article for a sidewalk on the northerly side of Pratt Street using the calculation of the Town Engineer for the construc- tion of the sidewalk using the granite curbing. (Boldrighini - Fiore - All in favor) 8. 8:15 P.M. - A. Randolph McDougall - Spaulding School, Randolph McDougall, sponsor, stated that he had proposed selling the Spaulding School over a year to the Downtown Advisory Committee (DAC). When this pro- posal went to Town Meeting, it was tabled due to the lack of meets and bounds. He then submitted an article for the Special Town Meeting in order to have the Selectmen sell the Spaulding School, however, this article was submitted after the deadline date and, therefore, was not put on the warrant for the Special Town Meeting. He stated that he was quite surprised to find out that this article was on the Annual Town Meeting Warrant and he would like to get the Board's ideas on this matter. Planner Madan asked Mr. McDougall what his plans were for the school. Mr. McDougall stated that if they do have the opportunity to buy the school, they would restore it and have office space in it. He also pointed out to the Board that they were informed that should this school be sold, it would go up for public auction. Planning Director Callinan suggested that instead of placing the words "direct its Boar"i'd of Selectmen to sell", the article should be amended to read "allow its Board of Selectmen to sell". Chairperson Flynn stated that she does not believe that this school should be sold because with the rapid growth of the Town an additional school will be needed eventually. Planning Director Callinan pointed out to her that this building would not meet the State Planning Board's Minutes March 31, 1986 Page 4 Building Codes and, therefore, could not be used for a school. Planner Madan stated that with all the parking problems which the Downtown area has, he feels that this land may be better used for a parking lot instead of adding additional congestion should this be converted into an office building. Mr__ McDougall pointed out to him that the DAC agrees that this building should be sold because even if this was made into a parking area, that would not solve all the problems within the Downtown and he feels that the Planning Board should take the DAC's recommendation into consideration. Planner Madan stated that since the DAC looked at this proposal, the commuter traffic has increased and the Board of Selectmen have now adopted new parking regulations for this area, He does not feel that this building should be used for an office buildingo Planner Genatossio pointed out to the Board members as well as to Mr. McDougall that the DAC was an advisory committee to the Planning Board and when reviewing thisproposal, they asked for recommendations from the public and Mr. McDougall is the only one who came before the Board with a solid idea for this property; the DAC did make a positive recommendation on this proposal. She pointed out also that if there is a need for parking in this area, the Town should do something about it. Motion: To send a favorable recommendation to Town Meeting on the article to "direct the Board of Selectmen to sell the Spaulding School". (Boldrighini - Genatossio - Fiore - Madan) (Chairperson Flynn was opposed to this motion) PASSES 9. Additional Correspondence The Planning Board received a letter from Richard F. Davis, 37 Erin Drive, re- garding Erin Drive. Mr. Davisstates that he is concerned with the lack of curbings and sidewalks and the unfinished condition of the road surface on the street. The Board felt that they should request Mr. Bonvie to attend a Planning Board meeting in the near future to discuss this matter with the Board. Motion: To request Ronald Bonvie's presence at a Planning Board meeting in the near future* A copy of the letter is to be sent to Mr. Davis. (Fiore - Boldrighini - All in favor) The Planning Board received a letter from Edward J. Demon, P. E. Condyne, Inc., requesting a permit to remove approximately 9,800 cubic yards of excess mate- rial from the site at 390 Oakland Street. Planning Director Callinan informed the Planning Board that the Inspector of Buildings issued a cease and desist on the removal of this material due to the fact that the applicants did not have an excess removal permit from the Planning Board. The Board had no problem with granting this permitq but felt that the applicant should come in and speak with the Board in order that specific times and specific routes which this operation will -occur can be addressed The Planning Board received a release form and a letter from the Attleborough Savings Bank in order to approve the performance bond for the "Austin Farms" subdivision. Everything is in the proper order and complies with the approved performance bond estimate. Motion: To release the covenant for the "Austin Farms" subdivision and to approve the performance bond. (Genatossio - Boldrighini - All in favor) *Chairperson Flynn left the meeting at this point, Planning Board's Minutes March 31, 1986 Page 5 10. Discus"Cameloat Mansfield`" Release of Covenant in Exchange for Bond s t Edward Broderick, applicant, stated that he would -like this matter to be postponed due to the fact that he has not had a chance to have the bank draw up his bond. The Board agreed to this matter, but Planner Genatossio asked what the stipulation was that was placed on this plan that was approved. She thought it was that no release of covenant would be granted until the drainage was complete. Mr. Broderick stated that the stipulation was that no further subdivision of lots should be allowed until the drainage is com- plete. Planner Genatoss iio would like to have the Planning Director check into this matter. 11. "Form A" (ANR) Plans Motion: To have Planner Genatossio be Temporary Acting Clerk. (Boldrighini - Madan - All in favor) Route 106 - McIntyre, Hallett, Currivan The applicants of this "Form A" (ANR) plan are James McIntyre and Robert C. Currivan. This "Form A" (ANR) plan consists of property on both sides of Route 106 (Eastman Street) near the Easton/Mansfield town line. The reason this plan does not constitute a subdivision is because the division into lots as shown on the plan does not trigger Subdivision Control Law (MGLA, Chapter 41, Section 81K-81GG) as all lots front on a public way and have the frontage required by the Mansfield Zoning Ordinance. The checklist is complete. Motion: To approve the "Form A" (ANR) plan for McIntyre and Currivan on Route 106. (Madan - Boldrighini - All in favor) Acting Chairperson Fiore stated that although the Board has no other al- ternative but to approve these plans as they comply with the Regulations, he finds it difficult to have house lots placed on Route 106 and he is against this use of the land. He also stated that hopefully the applicants will come into the Board with an alternative plan. Route 106 - McIntyre, Hallett, Currivan The applicants of this "Form A" (ANR) plan are James McIntyre and Robert C. Currivan. This "Form A" (ANR) plan consists of property on both sides of Route 106 (Eastman Street) near the Easton/Mansfield town line. The reason this plan does not constitute a subdivision is because the division into lots as shown on the plan does not trigger Subdivision Control Law (MGLA, Chapter 41, Section 81K-81GG) as all lots front on a public way and have the frontage required by the Mansfield Zoning Ordinance. The checklist is complete. Motion: To approve the "Form A" (ANR) plan for McIntyre and Currivan on Route 106. (Madan - Boldrighini - All in favor) Planning Board's Minutes March 31, 1986 Page 6 12. Building Committee - Department of Public Works Garage Steven MacCaffrie, Building Committee, stated that there was a fire at the Department of Public Works Garage approximately li years ago. When Rande Wilson became Town Manager, he started a study of the garage at which point he asked the Building Committee to become involved in this matter. The Building Committee continued further study -on the garage. The architect met with the Town Manager approximately three (3) weeks ago to inspect the garage and found that the existing facilities were too small. It was the opinion of the Building Committee to salvage the present building for cold storage and to construct an additional building. The study showed that this would cost approximately $890,000 which includes some rehabilitation to the existing building. They also considered moving approximately four (4) people from the office at the Town Hall down to the new facility which is proposed. Planner Boldrighini asked what the total square footage of the proposed build- ing would be. Steven MacCaffrie replied that it is approximately 6,500 square feet. The architect presented the plans for the proposal to the Board and briefly outlined them. Acting Chairperson Fiore asked if any study has been done as to how much money would be needed to furnish the inside of the building. Steven MacCaffrie stated that there is money built into the total amount that allows for incidentals and that much of the furniture could be moved from the Town Hall office which is presently being used. Acting Clerk Genatossio would like to know where the grease traps are going tobeplaced on this site and she feels that this should be addressed because of the con -cern -with Water Pro- tection. Steven MacCaffrie stated that this will have to be considered when the exact location of the storage areas are known which is at the site plan stage. Acting Chairperson Fiore had a question as to how much of this building will be utilized. Rande Wilson, Town Manager, stated that there is room for an extra three (3) vehicles, but that this could be expanded in the future.because the entire site consists of approximately 40 acres. *Chairperson Flynn re-entered the meeting. Chairperson Flynn asked if any alternatives to this plan have been proposed. Mr. MacCaffrie stated that they did look at other alternatives, but this pro- posal is the most feasible way to approach the problem. Motion: To send a favorable recommendation to article for the renovations, repairs Department of Public Works Garage. (Boldrighini - Madan - All in favor) 13. Variance Applications Sienna - 364 South Main Street Town Meeting on the or construction of a A hearing will be held on April 15, 1986, on the application of Jeffrey J. and Billie M. Sienna for a variance to construct an addition to an existing single family dwelling at 364 South Main Street, said addition having less than a 15 foot sideyard which is non -conforming in a Residence A Zone. The proposed addition is 16 feet by 24 feet which is to serve as a family room at the rear of the existing dwelling; the addition will be 13.67 feet from the property line. After review of the application and the plans, the Board felt that there was no hardship shown because the applicant could always make - the addition 14 feet by 24 feet instead of 16 feet by 24 feet. Planning Board's Minutes March 31, 1986 Page 7 Motion: To send a negative recommendation to the Zoning Board of Appeals on the application of Jeffrey J. and Billie M. Sienna due to the fact that no hardship is shown. The Planning Board would also like to point out to the applicant and the Zoning Board of Appeals that the applicant should construct a 14 foot by 24 foot addition instead of the proposed 16 foot by 24 foot addition and, therefore, would be in conformance with the requirements. (Genatossio - Fiore - All in favor) Eagan - Angell Street A hearing will be held on April 15, 1986, at 8:30 P.M. on the application of Gary and Brian Eagan for a variance to construct a dwelling on a lot on Angell Street, said lot containing less than 10,000 square feet which is non- conforming in a Residence C Zone. There is no building on the land at the present time and the proposed use is for a duplex. The building would meet all the dimensional setbacks for existing zoning and would not be detrimental to the area. The building would be on Town sewer and water. The area of the lot is 9,079 square feet. Motion: To send a positive recommendation to the Zoning Board of Appeals on the application of Gary and Brian Eagan to construct a dwelling on a lot on Angell Street. (Boldrighini - Fiore - All in favor) 14. The Planning Board received a letter from Henry A. Maurer, 8 Samoset Avenue, regarding the plan review for the building being constructed at 4 Samoset Avenue owned by Demitros Pantos. Mr. Maurer states in this letter that there are problems with the building and he does not believe that it conforms to the regulations. Acting Clerk Fiore asked if the Planning Director has looked into this matter. Planning Director Callinan stated that he has not looked into this matter, but the site plan did conform to the regulations and all -the proper steps were taken so, therefore, the plan is not deficient as Mr. Maurer states in his letter. Motion: To send a letter to Mr. Henry A. Maurer, 8 Samoset Avenue, thanking him for his concern and stating that the Planning Board followed the proper steps for a recommendation on this site plan and that the site plan was in conformance with the regulations. (Fiore - Boldrighini - All in favor) 15. Discuss the Comprehensive Plan Chairperson Flynn stated that last week she had asked the Board to review the information which Planning Director Callinan had given them. Planning Director Callinan stated that he originally proposed an outline of a plan very similar to the 1972 Master Plan outline and even though the EOCD narrowed the scope of this plan to basically affordable housing, it is not so different from the 1972 Master Plan. It may be addressing fewer aspects of the Town, but does address them in a fuller manner. He stated that this plan would give the Town a conscious decision ont he direction of the Town because it addresses the needs of the Town in a practical manner. Chairperson Flynn stated that when she first reviewed this information, she was concerned that this proposal was a misuse of the Master Plan money which was appropriated at the Town Meeting. Upon quick review of the information, it seemed to be justifying low and moderate income housing in order to keep the industry within the Town. Planning Director Callinan stated that Planning Board's Minutes March 31, 1986 Page 8 the plan will not make assumptions that affordable housing is needed, but if it is needed, the plan will define what affordable .housing is and where it should be located within the Town. Chairperson Flynn hada question as to whether the Housing Authority would cover that particular aspect of housing. Planning Director Callinan stated that it is not the job of the Housing Authority and it is negligent to ignore housing needs just because there is a Housing Authority. The plan will address all housing, not just low and moderate income housing and in this manner will provide for a balanced community. Planner Genatossio stated that she does not have a pro- blem with this or with using the Master Plan money for this study. However, she stated that when she reads Norton and Taunton's Growth Management Study, they are only talking about affordable housing. She would like to know exactly what the money can be used for and what the total amount of money is from the grant. Planning Director Callinan replied that the money can be used for originally the same thing that Norton and Taunton have proposed and that the total grant between Norton, Taunton and Mansfield is $40,000.00 and one consultant will be hired to work with all three (3) communities. He also pointed out to the Board that Norton and Taunton have already started work on their plans and have met a few times with the consultant. He stated that Norton and Taunton are working on other aspects within the community, not just affordable housing and that their Citizens Advisory Committee and Growth Managmeent Council are one and the same. Planner Genatossio would like to know who organized the Request for Proposals f or these Towns and Planning Director Callinan stated that it was the Town Planners who drafted these re- quests and that the Citizens Advisory Committee was organized as the requests were being drafted and, therefore, the Town Planners did not report back to the Committee on the scope of the requests. Planner Genatossio stated that she always thought that a Master Plan update would take a couple of years, not only a few months. Planning Director Callinan stated that in order to use the grant money, the work must be completed by December and, therefore, time is of the essence. Planner Genatossio stated that she sees both these projects as separate entities and does not feel they should be placed together; she would like to see two (2) different committees to address the separate issues: a Master Plan Update Committee and a Growth Management Council. Planning Director Callinan stated that the Board should not be overly concerned with this matter because they will be informed of all the matters as they will be brought to the Planning Board for input and public hearings. Planner Gena- tossio would like to know who this committee would report to because she feels that the Committee would have to report to the Planning Board because it -is dealing with the update of the Master Plan. Planning Director Callinan stated that the Board that the Committee reports to is flexible, but it will most likely be the Planning Board that the Committee reports to since zoning changes would have to be made in the future. He also stated that monthly reports will be pro- vided to the Planning Board to keep them informed of all matters. Planner Boldrighini would like to know if after all the work is complete if the Master Plan will be updated; if the committee will be made up of other members from other boards and committees; and if the Planning Director will be working with this committee. Planning Director Callinan stated that after the work is complete the Master Plan will be updated; the committee will consist of members from various boards and committees; and he will be working directly with the Committee. Planner Boldrighini stated that he has no problems with this. Acting Clerk Fiore asked why these two matters were combined into one committee. Planning Director Callinan stated that it was for purposes of consistency and to avoid having two committees speaking in different voices. Acting Clerk Fiore stated that there should be a Master Plan Update Committee and a Growth Management Council as separate Planning Board's Minutes March 31, 1986 Page 9 committees to work on these matters. The Board should get actively involved in the Master Plan Update Committee and have the Growth Management Council be a separate -subcommittee. Planning Director Callinan stated that he does not see this as a problem. Acting Clerk Fiore stated that a Growth Management Council could deal with the housing aspect of this study and the Master Plan Update -Committee could deal with all other aspects and in that 'way the Board will be actively involved. He stated that the committees should be able to co -exist and, therefore, would not limit input. Planner Genatossio pointed out that the Growth Management Council reports back to the Planning Board and the Board of Selectmen. Any other issues that deal with the update of the Master Plan should be reported directly to the Planning Board. Planning Direc- tor Callinan had no problem with this and neither did any of the Board members. 16. Around the Table Planner Genatossio stated that when the public hearing for a 200 foot buffer was held, the Board heard a lot of comments about how it would negatively impact the businesses in Town. She stated that the Board had discussed in the past the fact that they should start with the figure of 200 feet because it could always be amended down at the Town Meeting and if the Board started with a lower number, there was a concern that it would be lowered even furhter at Town Meeting. She would like to know if after hearing all the comments from the public, the Board should lower this number at the Town Meeting. Planning Director Callinan stated that he has conducted some research on this matter. He stated that because lot size and shape effect the buffer, there is really no adequate way to work with this size of a buffer. He stated that Foxboro has a 25 foot buffer and read that section of the Foxboro Bylaw to the Planning Board. This Bylaw requires. certain things within the buffer which would reduce noise, etc. Acting Clerk -Fiore stated that the Board should work on a buffer requirement that has meaning rather than just a distance. He would like to know if there is any way that they can get a determination that states that one way is better than another way in order that this can be brought up at the Town Meeting; quality rather than quantity. Planner Genatossio stated that Planning Director Callinan should speak with the Chairman of the Planning Board of the Town of Foxboro in order to get background information regarding the reasons for this buffer area and how they came to determine what should be placed within the buffer area. Chairperson Flynn stated that from now on, items such as this that require a great deal of discussion should be placed on the agenda as separate items. Planning Direc'tor Callinan stated that he did an analysis on the article re- garding the lot coverage and it really has no more affect on these areas than the buffer requiremnet article would have on these areas. Planner Genatossio stated that she believes that other communities include both parking and all paved areas and accessory buildings when referring to lot coverage. Planning Director Callinan stated that this is true and he believes that in the Mansfield Zoning Bylaw, it was just an oversight at the time it was incorporated into the Bylaw, 17. Public Discussion Nelia Phillips, 285 Hope Street., stated that things within the Town are getting worse and worse all the time. She stated that she was speaking with the Con- servation Commission this evening regarding the selling of a portion of property Planning Board's Minutes March 31, 1986 Page 10 at the end of Hope Street and was informed that it was sold to a developer. She stated that it is very wet in this area and she does not see how this parcel of land can be developed. Carl Nelson, 68 Spring Street., 'asked the Board if they have ever considered the possibility of having no requirement on the amount of stories which could be built in the industrial area. He stated that this would mean taxes to the Town and he feels that this would be progressive for the Town. Planner Genatossio informed Mr. Nelson that if this is his feeling, he can bring an article to Town Meeting and let the Town vote on it. 18. Motion: To enter into Executive Session to discuss pending litigation regarding Foxboro Terminals. (Fiore - Boldrighini Planner Boldrighini - in favor Planner Madan - in favor Chairperson Flynn in favor Acting Clerk Fiore in favor Planner Genatossio in favor Chairperson Flynn informed the public that immediately following this Executive Session, the meeting will be adjourned. 19. Date of Next Meeting is Wednesday, April 2, 1986, at 7:30 P.M. 20. Meeting adjourned at 10:40 P.M. �h�,.a i0 CLERK a ZO) DATE