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HomeMy WebLinkAboutPlanning 05/21/1986V 777� 0. OV PLANNING BOARD'S 6 k MINUTES I TO IN CL'crwk. MAY 21, 1986 Present: Chairperson Flynn, Clerk Quinn Planners: Annino, Boldrighini, Genatossio, Madan Planning Director Callinan* 1. Meeting called to order at 7:00 P.M. At this time, the Board held a discussion to decide whether members of the Board should be present during interviews by the Selectmen for a new Planning Board member. Interviews to take place this evening at the Selectmen's meeting at 8:00 P.M. Chairperson Flynn drafted a memo to the Board of Selectmen asking if they would like to have the Planning Board present during the interviews to offer suggestions. " I(% '�(Planner Boldrighini leaves to deliver to Selectmen.) 2. Clerk's Report Correspondence Lawrence F. & Barbara A. Fleming for Variance for an addition at 19 Lantern Lane, 25' side. Non -conforming. Double A Zone. Motion: Negative recommendation. Board cannot see a hardship. Addition must be placed somewhere other than side of house. (Annino - Madan - All in favor) "Planner Boldrighini returns to Planning Board meeting. Notification by the Zoning Board of Appeals that a hearing will be held May 22 for a Comprehensive Permit for "Village at Mansfield Depot" . *Planning Director Callinan returned to Planning Board meeting at this time. Planning Director Callinan explained the traffic impact analysis received from the applicants of "Village at Mansfield Depot". They expect 325 trips to be generated by this development. After analyzing the adjoining Twin Oaks, they discovered that two-thirds of the traffic travels down Swett Street, down Hope Street to Rte. 106 or outbound on Oakland St. Relatively few trips in the direction toward Chauncy and North Main St. The "Village at Mansfield Depot" trips should be similar. Trips would come out to Francis Avenue, go to over to Oakland St., left down Swett Street, left on Shields St. and on to Hope Street. Chairperson Flynn mentioned concern that the traffic pattern might be similar to that of Tighe Trucking. 9 Planning Director Callinan stated he did not feel there would be as many problems with car traffic as with truck traffic. The problem may occur as the only means of access to the development comes into a road designed primarily for industrial use. As he mentioned at the 5/14/86 meeting, they would like to see this area re -zoned. Planning Director Callinan feels this will be a tough road. Planning Board's Minutes May 21, 1986 Page -2- Planning Director Callinan feels there should be further study on the trip distribution patterns. Even with a secondary access, he does not feel it will encourage any more traffic on Hope Street than what will occur anyway. Planner Genatossio feels there are sufficient traffic problems in this area now and, with Tighe Trucking coming in, there will be more. The Board feels that buffers must be erected due to the industrial zoning abutting the property. An earthen berm and a fence to stop children from going into the industrial lot was suggested. Planning Director Callinan stated that the Engineereing Department has recommended that all drainage be kept on site. They propose to have drainage connected to existing drainage trench. There is currently a problem with existing drainage in the area. The drainage will be taken care of for the first fifteen years by Keith Properties, Inc., the developers. Chairperson Flynn would like to send a letter to the Zoning Board of Appeals C) informing them of the Planning Board's recommendations pertaining to this Comprehensive Permit. Planning Board app -roves Comprehensive Permit for "Village at Mansfield Depot" with the following recommendations: 1. Drainage should be retained and disposed of on site. Drainage systems shall be installed under the direction of the Town Engineering Department. Drainage systems must be maintained by the developer. 2. Existing drainage problems on Francis Avenue should be addressed before it is complicated by this development. 3. Rubbish disposal facilities must be located on site and properly screened by a 6 foot solid wood fence. 4. A 50 foot buffer strip must be installed on the entire site, consisting of a 6 foot earthen berm and a 6 foot solid wood fence, to provide screening, public safety and noise abatement. 5. A sheltered school bus stop should be located adjacent to the entrance to the site. 6. Connors Ave., as shown on the plan, is a paper street and would require a subdivision approval if it is to be improved. Planning Board's Minutes May 21, 1986 Page -3- 7. Fire hydrants shall be installed at 500 foot intervals on streets within the development, 8. Cul-de-sacs should have a 50 foot radius. 9. Site lighting shall be located with the parking areas and along walks for security purposes. Lighting shall be screened from glaring onto adjoining street and properties. 10. A secondary means of access should be considered. 11. Sidewalks should be constructed from Swett Street to Francis Avenue in accordance with subdivision regulations. 3. 8:30 P.M. - Discussion of "Massapoag Estates" Paul Folkman reviewed a memorandum sent by him to the Planning Board containing items which he feels would be of concern to the Mansfield Planning Board. Planner Genatosssio questioned Mr. Folkman in regard to whether the "Action/Decision" section of the memo were items that the Planning Board discussed and kind of agreed to. She remembers discussing the phasing, but does not remember agreeing to phasing. Planner Genatossio made it clear that these items were just discussions, not actions or decisions made by the Planning Board. No decision has been made as to what lots should be reserved for the town. The following items were discussed: • Boulevard Entrance • Leeching Basins • Karl Clemmey land • Rear Acreage lots and redesign • Poor soils • Wetlands • Donald Allen/Barbara Road redesign • Right -of -Way, Bird Rd. • Cul-de-sac access areas • Scenic Road • Sidewalk waivers interior to project in exchange for sidewalk construction on Maple St. • Change Lots 1,2, and 3 or remove from subdivision plan and locate to a Form A plan. • Electric Tower on Lot #6 and structure • Montaup Electric's response to letters from Planning Board and The Folkman Co. • Lots reserved by the Town for future purchase for Town recreation • No access through to Easton Planning Board's Minutes May 21, 1986 Page -4- • Traffic concerns and condition of Maple St. • Phasing • Hydrants at station 9 & 40 on Patty's Road and 14 & 75 on Barbara Road do not comply with 500' interval requirements. • Easton watershed consideration The Board held a discussion regarding phasing of "Massapoag Estates". Mr. Folkman stated that the purpose of the phasing was to allow the Town a period of time for repairs to Maple Street. Planning Director Callinan suggested that Mr. Ronald Bonvie would possibly be allowed to build fifty (50) units the first year; perhaps sixty (60) units the second year; seventy (70) units the third year; fourth year, eighty (80) units and the fifth year, all the units would be developed. (These are cumulative figures.) Chairperson Flynn feels it would be more logical to have the smaller amount of units developed in the first year, working toward the higher amount in later years. Mr. Ralph Maloon presented his plans for roadwork for "Massapoag Estates". Planning Director Callinan asked if the median strip could be realigned. Discussions were held regarding locations of sidewalks, stop signs, street lights, shrubbery. Mr. Maloon spoke of plans for drainage being 22' into the ground. Drainage plans are not finalized at this point. Location of detention basins was discussed at length. Planner Genatossio feels that Mr. Folkman should poll the Board in relation to phasing before the drainage plans are finalized. Mr. Folkman feels that "Massapoag Estates" has been singled out because other developers have been allowed to build on Maple Street before the road was repaired. Planner Genatossio explained that the Roadway Management Committee was not in effect at that time. There is a plan to repair Maple Street which will be done when Town Meeting approves the money. Mr. Folkman does not think it is fair that he has been fighting the road plan for a year and a half, unable to complete the subdivision. Planner Genatossio feels that, without a plan, the Board cannot do anything about the subdivision. The plan is currently a draft proposal with recommendations on how the Selectmen should adopt the plan. Mr. Folkman feels that if the Board is going to poll itself negative this evening that there should be a joint meeting with the Selectmen. Planning Director Callinan feels that the applicant has cooperated with the Board in the best interest of the community. He feels there is room for improvement. He does not feel that Maple Street should be brought into it at this time. Mr. Folkman, at this time, polled the Board. Chairperson Flynn stated that she would like to hear more discussion. Planner Madan has no problem with the roadway on Maple Street. The surface has deteriorated; no problem with the volume of traffic. He does feel that it could be surfaced, it may or may not be a plus. Planner Madan does not feel that the resurfacing of Maple Street should have anything to do with this subdivision. Planning Board's Minutes May 21, 1986 Page -5- Planner Annino sees Maple Street as being a big problem. Planning Director Callinan stated that Jesse Earls, Chief of Police, had written the Board about his concerns regarding the condition of Maple Street. Planning Director Callinan asked Chief Earls specifically if he had any comments regarding "Massapoag Estates". Chief Earls told Planning Director Callinan that he had no problems; it is a fine development; people must live somewhere. Chief Earls is trying to call attention to the condition of Maple Street; not denying "Massapoag". Motion: Favorable recommendation with conditions as discussed: 1. Median strip length 2. Width of roadway on each side 3. Locating driveway on Lot 5 to allow better turnaround on the island. 4. Redesigning entrance road to a more 90' angle as shown to the Board this night. 5. Stop signs, directional signs to be erected in appropraiate places. 6. Yellow line to be painted approximately, 6' from the curb line along the 18' wide road on each side of the median to direct traffic. 7. Island plan to be landscaped; canopy trees; wood chips. 8. Retention/Detention basins are to be used subject to the redesign with approval of the Town Engineer. 9. Lots 1, 2 and 3 are to be excluded from the Definitive Plan approval and endorsed under 81P of Chapter 41. 10. No waivers shall be granted as to sidewalks. 11. Six lots shall be reserved for open space, Lots 64, 65, 66, 67, 68 and 69. 12. Phasing to be extended over five years, allowing fifty lots to be developed within the first year. The next four years to be worked out in a memorandum of agreement between the Planning Board and the developer. 13. The knoll area on Maple Street to be corrected by the developer at the direction of the Mansfield D.P.W. to improve sight distance to the west of the entrance road. 140 -Hydrants shall be located at 500' intervals. 15. Inspections, certification of grade, compacting of materials, installation of gravel base. (Boldrighini - Madan - Flynn - Annino) (Planners Genatossio and Quinn were opposed to this motion) 4. Discussion ofTieldbrook Estates''- Deadline: May 22, 1986 Letter read from the Massachusetts Aeronautical Commission to the Planning Board most urgently requesting that the Board disapprove this plan. Planning Director Callinan brought up the issue of zoning for the land 0 adjacent to the airport. Planning Board's Minutes May 21, 1986 Page -6- He feels that, ideally, there shouldn't be any residential, industrial use there. Mr. Lou Andrews mentioned that he is working with the Airport and would prefer that they purchase the land. He has offered to give the Commission the first option to purchase the land until and through September of this year. He does not plan to do anything until at least next Spring, giving them the opportunity to purchase the land, Motion: To deny approval for "Fieldbrook Village" Subdivision for the following reasons: 1. Public safety concerns and violation of FAA requests as stated by the Mansfield Airport Commission and the Massachusetts Aeronautics Commission. 2. The Airport Master Plan calls for the purchase of the property when funding is available. 3. Violation of Chapter 41 Section 81M of the Massachusetts General Laws, as well as the Purpose Provision of the Mansfield Subdivision Rules and Regulations. (Boldrighini - Madan - Genatossio - Quinn) (Planner Annino and Chairperson Flynn - Opposed) PASSES Motion: To reconsider decision to deny "Fieldbrook Village". (Genatossio - Annino - Flynn) (Planners Boldrighini, Madan, Quinn Opposed) 5. Discussion of "Witch Pond Estates" Must be voted on by May 28, 1986. Planning Director Callinan spoke with Tim Higgins, Town Planner, Foxboro, regarding "Witch Pond Estates". The earliest the Foxboro Planning Board could get back to the Mansfield Planning Board would be by May 29, 1986. Mr. Higgins does not seem to mind having two means of access, Motion: To deny "Witch Pond Estates II" Preliminary Subdivision Plan due to the following reasons: 1. Lack of alternative access into subdivision. 2. Length of roadway proposed. (Madan - Boldrighini) 6. Meeting adjourned at 11:00 P.M. CLERK Z/ au3ldr4r DATE