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HomeMy WebLinkAboutPlanning 06/04/1986Present: Chairperson Flynn, Clerk Quinn' - Planners: Annino, Boldrighini, Genatossio, Lantz, Madan Planning Director Callinan 1. Meeting called to order at 7:30 P.M. *Clerk Quinn left meeting at this time. 2. Signing of "Jason Lane" Definitive Plan postponed until later in meeting. 3. s Report Correspondence Letter from the Mansfield Conservation Commission to Richard Callinan regarding Growth Management Council statin that Rick Mahoney will serve 0 9 0 9 on the Council with Debbie Graham as alternate. Letter from Mansfield Council on Aging to Richard.Callinan regarding 0 Growth Management Council stating that Leigh Ann Foster, Council on Aging CD Board member, is intereseted in serving on Growth Management Council Letter to Richard Callinan from Robert V. B(-=rbarisi, Mansfield Public Schools, regarding Growth Management Council stating that Mr. James Grady has been designated by the School Committee as their representative 0 to serve on the Council. Copy of letter from the Mansfield Board of Selectmen sent to Mr. Carl A. Nelson, Jr. regarding his appointment to the Growth Management Council. (Copy received by Planning Director Callinan.) Copy of letter from Mansfield Board of Selectmen sent to Mr. Edward J. Broderick regarding his appointment to the Growth Management Council. 0 (Copy received by Planning Director Callinan.) Copy of letter from the Mansfield Board of Selectmen sent to Mr. Steven E. Chapman regarding his appointment to the Growth Management Council. 0 0 (Copy received by Planning0 Director Callinan.) Copy of letter from Mansfield Board of Selectmen sent to Ms. Kelli Spedden regarding her appointment to the Growth Management Council. (Copy received by Planning Director Callinan.) Memo to Richard Callinan from Joseph Campo regarding "Camelot Estates" Partial Release of Bond. Problems still need to be addressed in the areas of excavation and drainage before performance bond will be released. Memo read from the Mansfield Town Manager regarding security at the Town 0 %_-, a Hall after shutting meetings (locking doors, shoff lights, etc.) 0 0 0 Planning Board's Minutes June 4, 1986 Page -2- Copy of letter received by Planning Board to Mr. Alan L. Willis, Jr. from Bertram Cook regarding Cabot Pond Restoration. Letter notifies Mr. Willis that Mr. Cook will be overseeing the completion of this project (per instructions of the Planning Board) and/or take other action which would be necessary to insure its completion. He will be undertaking this as Zoning Enforcement Officer. The deadline for completion is set for 12/31/86. Motion: To send a letter to Jack Dwyer asking him to update the Planning Board on "Cabot Pond" in a meeting that took place between himself, the Building Inspector and the two owners of "Cabot Pond" and notify the Board if it is necessary to revise the date to coincide with the Building Inspector's. (Genatossio - Annino) All in favor. Copy of letter received by Planning Board from Mr. Timothy D. Higgins, Planning Administrator, Foxboro Planning Board, regarding request by Mr. William Zoppo (Nieponset Associates) for support by Foxboro Planning Board of a connection between proposed subdivision on Mr. Zoppo's land in Mansfield to an abutting subdivision under construction in Foxboro. Foxboro Planning Board opposed to such a connection. Memo from The Folkman Co. to the Planning Board notifying the Board they are behind schedule with regard to "Wind Chine Acres" Subdivision road work on Erin Drive. Will notify Board with firm starting date as soon as possible. Letter from Walmark Corporation regarding "Van Koert Farmsit road, release of bond. Letter to the Planning Board from Mr. Donald DesVergnes retracting definitive plan submitted to the Board for land located on Elm Street. 4. "Camelot at Mansfield" Partial Release of Performance Bond Letter from Town Engineer stating that he cannot recommend any release of performance bond until excavation and drainage problems have been taken care of. The Board discussed withholding any releases until the drainage problems have been resolved. Motion: To send a follow-up letter to the Conservation Commission regarding order of conditions for "Camelot Estates" especially construction of homes before drainage system is working and to see if they have allowed this. Chairperson Flynn calls it. (Genatossio - "Riverside Drive Extension" Partial Release of Performance Bond Letter read from the Broderick Corporation requesting that the Planning Board notify the Attleborough Savings Bank release all funds in excess of $1918.00 being retained by the Board. Planning Board's Minutes June 4, 1986 Page -3- Letter to the Planning Board from Richard Callinan recommending release from two accounts, the first amount to be released, $782 and the second account, $15,792 to be released. Motion: To release $782.00 from the first account and $15,792.00 from the second account. (Annino - Boldrighini) All in favor. "Westview Woods" Partial Release of Bonds The Engineering Department visited the site and inspected the subbase as well as the base coarse. The subbase was found to be satisfactory. As far as the base coarse, there were questions as to its durability over a period of time. Planning Director does not recommend release of the base coarse. He does recommend release of the 12" subbase, which totals $5,408.70. Also release of 50% of the fine grading in compacting subbase areas, $2976.75. Recommending the release of the 50% of the electric conduit trench, $2100.00 and 50% of the 1 1/2" bituminous concrete binder coarse - 50% of the total $11,723.46. The Planning Director stated that the Construction Inspector verbally told Planning Director Callinan what his inspections were. The Construction Inspector could not recommend total release of these funds. However, much of the work has been completed. Planner Genatossio requests a backup letter from the Construction Inspector so that all of this information will be in writing for the file. Planning Director Callinan recommends release of $14,857.81. Motion: To release $14,857.81 for "Westview Woods" Subdivision. (Boldrighini - Madan) All in favor. 6. Preliminary Plans "Captain John Williams Estates".Memo from Richard Callinan to the Planning Board read offering the following comments: 1. Lots 1 through 18 should be excluded from eventual approval under Section 18-U. 2. Consideration should be given toward extending the proposed street to Jewell Street for improved traffic circulation. 3. Drainage will be reviewed in greater detail at the definitive stage. A memo was also read from the Town Engineer to Richard Callinan recommending the following: 1. Elevation of Wading River should be checked for current high elevation point. 2. Topographical map of area should be based on the U. S. coast and geodetic map and tied to the Town of Mansfield vertical control. 3. Two hydrants to be installed. One at station 2+20 and one at the end of the cul-de-sac, Planning Board's Minutes June 4, 1986 Page -4- A memo from Edward Sliney - comments regarding "Captain John Williams Estates" - 1. Move hydrant to end of cul-de-sac. 2. Fire alarm box to be installed halfway between Williams Street and end of cul-de-sac. Chairperson Flynn questioned why a subdivision would be approved with all "Form A" lots, with the exception of two lots. Planning Director feels that this is, at best, a two lot subdivision. If Mr. Nelson wishes to return with a two lot Definite Plan, this would be allowed. Motion: To disapprove, stating that the lots abutting Jewell and Williams should be "Form A" and the applicant should come for a subdivision for lots around the cul-de-sac (lots 19 and 20); elevation of the Wading River checked; hydrant moved to end of cul-de-sac; fire alarm box to be installed halfway between Williams and the end of the cul-de-sac; topographical map of the area should be based on the U. S. coast and geodetic map and tied to the Town of Mansfield Vertical Control; two hydrants should be installed in subdivision for water quality control and ease of maintenance by town workers and located at station 2+20 and at the end of the cul-de-sac. Also, the Board is concerned with the preliminary drainage design since it is in the water protection district and also feeds the Attleboro water supply. (Annino - Genatossio) All in favor. "Wnnd Park" Memo read from the Conservation Commission stating that "Wood Park" will require a Notice of Intent. This is an extension of Wood Avenue. Planner Madden told the Board that Mr. Bonvie had made a promise that Creeden Street would be dead ended and boulders placed at the end. Planning Director Callinan feels consideration should be given to extending Wood Avenue to connect with Creeden Street. The Board discussed concerns of the residents of Creeden Street for not connecting with Wood Avenue. Planner Genatossio noted that the area is General Business and Residence A. Possibly mostly businesses for the area and Planner Genatossio would not like to see the two roads connected. Memo from Town Engineer that, due to the number of preliminary subdivision plans, comments would be reserved for Definitive Subdivision Plans. Memo from Richard Callinan to the Board recommending the connection of Wood Avenue and Creeden Street. Motion: To approve with the condition that the cul-de-sac be relocated away from the edge of the brook; no access from Creeden Street. (Boldrighini - Annino) All in favor. "Subdivision of Land off Gilbert Street" Frank Moricz joined the Board to review this preliminary plan. A discussion was held regarding the length of Charles Circle and the fact that it is directly across from Otis St.* location of stop signs and roadway conditions. Planning Board's Minutes June 4, 1986 Page -5- A letter from Richard 'Callinan to the Planning Board was read at this time offering comments on "Subdivision of Land off Gilbert Street". The check- list was reviewed at this time. Motion: To disapprove "Subdivision of Land off Gilbert Street" for the following reasons: 1. Relocation of Charles Street directly across from Otis St. should be considered. 2. Intersections should be revised to every 600' to 1200'. 3. Landlocked parcels (Lots I and 24, 25 questionable) must be made accessible for possible future growth (two roads would be secondary instead of minor). .4. Water separator will be required. 5. Flood plan is crucial. (Boldrighini - Annino) All in favor. "The Village at Gilbert Street" The Board discussed location of roads for this development. Planning Director Callinan explained his comments stating that the "Z" streets, as he calls them himself, are unproved sections of roads. He recommends that at least a 50' easement be located between Lots 8 and 7 to provide for future connection to Lot 11 because there is a potential for future development and also provides improved circulation. Because these roads are not built, but still on record, the Board can hold a public hearing and rescind these streets. Planner Genatossio noted that, technically, two accesses to the subdivision do not exist. Planning Director Callinan pointed out that the secondary means of access to the subdivision should intersect with another major street. Memo to the Planning Board from Richard Callinan stating his concerns with this subdivision was read at this time. The checklist was reviewed and found to be incomplete. Motion: To approve "The Village at recommendation-:- A roadway and 8. (Boldrighini - Annino) All "Ridgewood Village" Gilbert Street" with the following easement be located between lots 7 in favor. This property is located off Maple Street,, almost across from "Massapoag 110 Planning Director Callinan feels that "Ridgewood Village" should possibly be placed across from "Massapoag" and will approach Paul Folkman. Town Engineer's memo to Richard Callinan states that he will review at time of Definitive Plan due to excessive amount of Preliminary Plans at this time. Checklist is complete except for major features of the land, wooded areas, outcroppings, ditches, swamps, water bodies and natural waterways. Acting Clerk Annino read Planning Director Callinan's comments on "Ridgewood Village". Planner Genatossio asked if the plan is drawn according to the new Subdivision Regulations. Planning Director Callinan stated that he did Planning Board's Minutes June 4, 1986 Page -6- not believe it had been drawn to the new Subdivision Regulations but that it was a fairly basic plan and he could not see a non-compliance with it. As long as there are less than 30 lots on the subdivision plan, two access roads are not necessary. "Ridgewood Village" shows 19 lots. Motion: To approve "Ridgewood Village" with comments from Planning Director Callinan. 1. A 50' easement along the shared lot line of lots 7 and 8 to provide for future accessibility to the unsubdivided parcels to the north. "Ridgewood Drive" in part would have to be designed as a secondary street to accomodate for a potential increase in traffic volume. 2. The location of "Ridgewood Drive" would be better located across from the entrance to "Massapoag Estates". Although it appears unlikely given ownership patterns, this should nonetheless be investigated. 3. Partial waiver of sidewalks along proposed secondary streets should be considered in exchange for a contribution to a "gift account" for sidewalk construction within the Town. The drainage system will be further reviewed at the definitive stage. (Boldrighini - Madan - Flynn - Lantz) (Planners Genatossio and Annino Opposed) Passes 7. "Form A" (ANR) Plans "Village off Gilbert Street" came before the Board approximately three (3) weeks ago. Was approved at that time provided the following be amended: Flood plain; building to be removed and zoning district. These conditions have been amended. Board signed "Form A". 8. "Jason Lane" Definitive Plan Board signed this definitive plan with Planner Genatossio abstaining. 9. Master Plan Interview Questions Chairperson Flynn asked Planning Director Callinan for the names of applicants to be interviewed for the Master Plan. Planning Director Callinan will interview IEP, Tobey-Meader and Onsite/Insight. He will be interviewing the people who will do the actual consulting. IEP is working with two firms, the Henderson Group, which is dealing with the market analysis and McGinley -Hart who is dealing in a minor way with Mansfield downtown area. Planner Genatossio and Chairperson Flynn questioned the need for updating the downtown area on the Master Plan. Planning Director Callinan would like Planning Board's Minutes June 4, 1986 Page -7- to have the Master Plan address the zoning article identifying exactly where boundries should be and lot requirements. He also foresees regulating facade treatments and hopes to have the format for the uses amended. Planner Lantz questioned parking requirements. Planning Director Callinan feels that more intensive uses require some kind of parking. Planner Annino asked if it would address fire districts. Planning Director Callinan stated that Mr. Cook will be approached on this as far as the implementation and the building code in establishing the fire districts. This will require a Town Meeting vote. Planner Genatossio questioned whether the consultants would be meeting with the various Boards, not just the Master Plan Committee. Planning Director Callinan feels it would be wise to have the consultants meet with the various Boards, possibly consolidating the meetings. Chairperson Flynn spoke with the Planning Director regarding the selection of the consultant. She spoke earlier in the week with Planner Quinn as to whether or not the consultant should be interviewed before the Planning Board in the evening. Planner Quinn's comment on this was that before the Board signs the money that is allocated for the Master Plan, perhaps the person chosen by the Planning Director could come to the Planning Board and everyone could speak with him. Planning Director Callinan would rather have the Board's concerns this evening, but that the decision comes from the Director in an administrative position. Planner Genatossio stated that she felt Planner Quinn simply meant that since the money was given to the Planning Board by Town Meeting that before the money is spent for the consultant to do the Master Plan, the Planning Board should be involved in it. Planning Director Callinan anticipates making his selection by the week of June 16, 1986. He is also meeting with two gentlemen from Taunton on the applicants for the joint project. These applicants are IEP, Apt Assoc., Land Use, Connery Associates. Planner Boldrighini questioned whether the scope of work listed in the R.F.P. had been agreed upon, and if not, this issue should be dealt with now. Planning Director Callinan gave the Board the R. F. P. six weeks ago with all the information he had. Chairperson Flynn states that the person chosen for the Master Plan should, as a courtesy to the Board, should come to the Board and introduce himself and allow the Board the opportunity to speak with this consultant, before the final contact is signed. The reason being the money which will pay for the individual was appropriated to the Planning Board and the Planning Board fought for many years for the money for the Master Plan. Planning Director Callinan will make sure that, before the contract is signed, the scope of services is tailored exactly to the concerns of the Board. Some of the problems he feels should be addressed are Maple Street, great many subdivisions off sub -standard roads; the water supply protection district; concerns about loop streets. Planner Genatossio feels cluster zoning should be addressed; industrial zones; schools (will more be needed due all the development in the community); more water for the community. Planner Boldrighini mentions that these basically the consultant will have to answer these questions as part of the contract. Sewer problems have to be addressed. Planning Director Callinan stated that population studies will be done. Vacant land will be identified and he would also like to see a study done on land that is under-utilized. Planning Board's Minutes June 4, 1986 Page -8- Another phase would be market analysis. Industrial district allows offices as well as warehouses, but the market may be more favorable for offices. In order to determine the buildout in certain areas, using market analysis they determine what is likely to be the land use; what is likely to be a traffic impact; what is likely to be ground cover. Third phase will be dealing with impacts: how many trips generated on certain roads; how many more pupils attending schools; water consumption based on number of homes as well as types of industry, etc. Planner Genatossio asked if they make recommendations as to community facilities. Planning Director Callinan stated that the consultant would be dealing, in part with the Five-year Planning Committee. Chairperson Flynn stated that her only concern with the consultant the Planning Director might pick is that it will be a person who will come in with a preconceived idea of the build -out, come up with a plan, go to public hearing, and won't hear the people. Planning Director Callinan stated that the consultant will do surveys, etc. to deal with the needs of the people. Planner Annino questioned where the Planning Board will fit in with the Growth Management Council. Planning Director Callinan stated that the Growth Management Council is an advisory council only and will be under the direct supervision of the Planning Board and the Board of Selectmen. The consultant and the Planning Director will meet together with the Council at meetings and monthly reports will be issued as to the progress. Planner Boldrighini stated that once they are a Board, it is up to the Planning Board to ask questions of them or to give information to them. This can be done at any time. Nothing is preconceived because every town and city is different. Planner Annino stated concern that the Board would receive the monthly report and never see the consultant. Planning Director Callinan feels that joint meetings should be held with the Board of Selectmen and the consultant. Part of the requirement is that the consultant be present at the Town Meeting as well as public hearings, Planning Board, etc. in order to explain the background and findings of their proposals. 10. Around the Table Planner Annino questioned whether an appeal should be written to DEQE regarding "Camelot Estates" about Conservation letting them build on that site. Chairperson Flynn feels that Stuart Sweet should be approached on this subject. She will contact him. A discussion was held regarding a moratorium Sandwich has on building and Planning Director Callinan will be getting copies of this. He stated that he had spoken with David Hall of Cape Cod Planning. They had five articles, four revising e th0 zoning bylaws and the fifth was a general bylaw if all else failed. They passed the general bylaw requirement as to septic systems - the Board of Health. Barnstable now requires no more than 320 gallons, approximately, and limits the size of dwellings per acre. Planner Genatossio questioned whether the Board of Health could do that without a Town Meeting vote. Planning Director Callinan will present this to Town Counsel for review. Planning Board's Minutes June 4, 1986 Page -9- Planner Genatossio thought there was a vote, an appeal of the Building Inspector to allow the removal of earth. Planning Director Callinan stated it has yet to be filed. He wants it to accompany the filing with his request of Town Counsel. Planning Director Callinan asked Counsel for a response by May 21 and he did not respond., stating he never received the memo. Planner Genatossio and Chairperson Flynn would like the appeal sent along. Planning Director Callinan stated he is appealing it under the 10' requirement over the groundwater table under Section 3K and the Surface Material Procedure. Planner Genatossio asked if there was a recommendation. Planning Director Callinan stated that was was it was being appealed. Planner Genatossio stated that it was being appealed because removal of earth from one lot to another lot, not owned by the same person, is being allowed. It should not be based on surplus material because no one had made that decision. It should not be called gravel removal because no one had made that decision. Chairperson Flynn noted that no application had been filed. Planner Genatossio stated that the concerns are with the 10' above the water table. She stated that the Board of Appeals must decide if it is the removal of earth from one lot to another. Planning Director Callinan stated that he had asked for a letter of confirmation from Town Counsel stating that the land is owned by Fish & Game. Planner Madan asked if there was a Site Plan coming through on this. Planning Director stated that the Site Plan was being revised but had not come through as yet. They are building with a special permit under the Building Code. Primarily what has been issued is a foundation permit. This does not mean that a building permit will be issued. Chairperson Flynn discussed a "meeting" she attended with Paul Folkman, Karen Gallante and John Dunn to discuss what had happened at Town Meeting. A friendly discussion to see where we will be going with water protection in the future. What came out of that discussion was that as adults we will have discussions in the future and if anyone has information, they should come to the Planning Board for further discussions. After that meeting, Chairperson Flynn stated that she had heard that a committee had been formed and were working on articles for Town Meeting and that that was not so at all. She did go to a Water Protection Meeting in Easton and it was Easton, Mansfield and Norton. They are concerned with protecting the Canoe River Watershed, especially around Maple' Street. They had consultants there that evening, IEP. They would like to encourage the three towns, Mansfield, Easton and Norton, to protect the watershed and, more specifically, have more clout to apply for and receive state grants to protect groundwater. They applied for $500,000, but have only received $100,000 to protect the land around existing wells. They feel that if more towns were involved to protecting the one common that there would be better opportunity to get larger sums of money. Planner Genatossio, feels a letter should be sent to concerned towns stating that the Mansfield Planning Board would be interested in working with them on a grant if they are interested. 11. Public Discussion Joseph Zeneski, 842 East Street, had a question on the status, or lack of status on the temporary parking lot at the corner of Thomas, Rumford and Old Colony Way. Planning Director Callinan stated that nothing had been done. There has been no appeal submitted. Mr. Zeneski also questioned Planning Board's Minutes June 4, 1986 Page -10- the parking lot at the tanning place on Copeland Drive. He stated that he had seen the site plan for this and the parking lot ends' at the back of the sidewalk on Copeland Drive, and there is no buffer between the sidewalk and the end of the parking. He has seen cars driving right over the curb getting out of the parking lot. According to zoning, it is illegal. -There should be a 10' strip or a fence between the back of the sidewalk and the parking. He does not recall this being part of the site plan and questions why it was allowed to be built that way. Resident questioned why there is no curb at the Mobil Gas Station on Rte. 106. He stated that people cut right through the corner. Chairperson Flynn recommended that the gentleman notify the Building Department. Mr. Zeneski pointed out that there is a granite stone at the catch basin on the corner. However, each time the road has been graded, this lowers the granit stone, to the point that you can now drive right over it, Acting Clerk Annino read a letter from Richard Callinan to Town Counsel regarding earthen removal at the Fish & Game to the rear of the D. P. W. Garage. Also read was Planning Director Callinan's appeal to the Building Inspector. A discussion was held by the Board as to the difference between earthen removal and surplus material. 11. Meeting adjourned at 11:10 P. M. C 1 e'r' k 7/a3/dv