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HomeMy WebLinkAboutPlanning 06/25/1986PLANNING BOARD'S MINUTES JUNE 25, 1986 If% Present: Chairperson Flynn', Acting Clerk Annino Planners: Boldrighini, Genatossio, Lantz, Madan Planning Director Callinan Motion: To appoint Planner Annino Acting Clerk. (Madan - Lantz) All in favor. 1. Meeting called to order at 6:45 P.M. 2. Clerk's Report Correspondence Letter to the Planning Board from Richard Callinan regarding "Balcom Ridge". Memo to the Planning Board from Richard Callinan regarding "Pine Terrace". 0 Memo to Planning Board from Joseph J. Campo regarding "Balcom Ridge". Letter to Planning Board from Richard Callinan regarding site plan for Mansfield -Health Center. Letter to Planning Board from Richard Callinan regarding site plan for 0 Mansfield Cooperative Bank. Letter to Planning Board regarding "Concetta Drive". Letter to Richard Callinan from Stuart Sweet with comments for Mansfield Cooperative Bank site plan. Memo from Richard J. Callinan to John Dwyer regarding lots not requiring subdivision approval. Letter to Mr. Hugh Hurley from Richard J. Callinan regarding road construction for "Elmwood Park" Subdivision. Letter from Attleboro Savings Bank regarding road bond for "Riverside Drive" . Public Notice, Town of Foxboro for informal public hearing for reviewing site plan of Ronald V. Cieri. Public Notice, Town of Foxboro, formal public hearing for review of site plan of Ronald V. Cieri. Letter to the Planning Board from Dinah S. Amsden, Library Director, to remind Town Boards that there are storage boxes and storage space available for records, reports, etc. at the Library. -1- Planning Board's Minutes June 25, 1986 Page -2- Minutes Motion: To approve the Minutes of May 13, 1986 as written, (Annino - Boldrighini) Five in favor. Planner Genatossio abstains. Minutes of May 28, 1986 given to the Board. Will be on the agenda for meeting of July 2, 19860 3. 7:00 P.M. - Review of Site Plan - Mansfield Cooperative Bank Mr. Marshall of Royal Design Builders, Inc. was at this meeting to explain the site plan to the Board. Also present was Mr. Raymond H. Hayes, President of the Mansfield Cooperative Bank. Mr. Marshall explained that the addition for the bank is on existing bank property. There are 58 parking space shown. Mr. Marshall stated that Bert Cook had received this plan but said it was unacceptable in that the plan does not show a buffer strip. Mr. Cook saw the original site plan and Mr. Marshall had a revised site plan to show the Planning Board which does have a 5' buffer along the side in question. Mr. Marshall stated that he was before the Board to ask for a special exception to a buffer strip by the parking spaces which abut the Municipal Parking Lot. He felt it might create a hazardous situation for negotiating the driveways to the drive -up windows. Therefore, for the convenience and safety of the public, Mr. Marshall is asking for a special exception to this buffer. Planner Genatossio discussed having a buffer along the back portion of the property. Mr. Hayes has spoken with the trustee for the church which abuts the property and the trustee indicated that a buffer really didn't make that much difference to him because there will be grass along that portion of the property line. Mr. Hayes also stated they are planning to put a fence along the rear property line, originally at a height of 6'. However, an abutter has stated he thought that a 6' fence wou-Id be too high as it would be 9' on the abutter's side. Chairperson Flynn asked for an explanation of the drainage. Mr. Marshall stated that their engineer has worked with Mr. Campo. Mr. Marshall's engineer proposed, in addition to a catch basin, there would be a 12" drain line running into two or three more catch basins, ultimately hooking into the town drain. However, Mr. Campo did not look too favorably on this system. What Mr. Campo would like to see is a very large drainage system for the new area. The present bank parking lot drainage would remain as is. Planner Genatossio questioned access in and out of the parking lot. Mr. Hayes stated that they would like to go back to their original plan of having traffic enter in at the Town Parking lot and exit on the back side. There will be one entrance to Town Parking and one exit and one entrance for the bank and one exit. Mr. Hayes would like to construct sidewalks along the North side of the building between the Town Parking lot and the bank parking lot. Planner Genatossio asked Mr. Hayes if the Town or the bank would be providing the sidewalk and Mr. Hayes stated he plans to talk with the Town Manager to see how this could be worked out. Planning Board's Minutes June 25, 1986 Page -3- Acting Clerk Annino read a memo from Richard Callinan to the Planning Board with comments on this site plan. Also, comments read from the Conservation Commission. The Board discussed walkways and handicapped spaces with Mr. Hayes and Mr. Marshall. Planner Annino felt it would be nice to create a buffer zone between Town Parking and the bank parking lots. However, Mr. Hayes and Mr. Marshall said this has been tried in the past and has been vandalized. Therefore, according to Mr. Hayes, they would rather not create a buffer zone for that particular area. Planning Director Callinan would prefer to see some type of landscaping, as his own personal preference, if it does not create an unsafe situation* Planning Director Callinan stated he would like to see drainage calculations provided also. Motion: To make a positive recommendation to the Building Inspector with the following conditions: 1. Drainage calculations should be submitted to the Town Engineer. 2. Fence along back property. 3. 5' buffer along the south side. 4. Relocate handicap spaces closer to the rear entrance of the new building. (Boldrighini - Madan - Lantz) In favor. Planners Genatossio, Flynn and Annino - Opposed. Motion: To ammend the motion to move parking spaces back and that a sidewalk be provided and shrubbery be planted in back. Genatossio - Annino - Flynn - In Favor. Planners Boldrighini, Madan and Lantz - Opposed, Motion: To send a letter to Bert Cook listing some of the concerns stating that there was a motion that failed due to a tie vote and list those concerns that we did have - Al's idea that the spaces are all right. List the opposite viewpoint that the spaces could be moved back and a sidewalk provided. (Genatossio - Boldrighini) All in favor. 4. 7:45 P.M. - Review of Site Plan - Mansfield Health Center Michael McGahn, Attorney representing Sturdy Memorial Hospital, Allen McCaley, Project Engineer for Norwood Engineering and Don Baptiste, Director of Maintenance and Engineering at Sturdy Memorial Hospital, were present for review of this site plan. The addition to the Mansfield Health Center will be 1674 sq. ft., or 48'4" by 62.4" due primarily to the increased need generated by the public usage of this facility. Currently there are 33 parking spaces with two handicap spaces. The proposal calls for 58 parking spaces with three handicap spaces, each space being 9' x 81'. There is a proposal to install 2 a generator in the event of a power outage. Mr. McGahn stated there is Planning Board's Minutes June*25, 1986 Page -4- a slight differential in the proposed entrance, a matter of a couple of feet. It will be paved. The landscaping will remain pretty much the same. Some shrubbery will have to be removed along the side due to the new addition. Mr. McCaley stated that they will be tying into the same sewer system that is currently being used. A manhole will be installed and a small 6" sewer line to the addition. Mr. McCaley also stated that drainage will be handled differently than what is presently used. To minimize any work around the wetland involved, curb cuts have been closed off and will be re -graded slightly to the rear of the parking lot and have directed everything to the front of the buildings Originally there was only one pipe. This plan shows three pipes to control the flow. Mr. McCaley explained that in order to make the drainage work, they are centralizing all the drainage into the front and, with a controlled outlet., they will be coming across. Acting Clerk Annino stated usually there is a leeching catch basin and he is not familiar with this type of drainage system. Mr. McCaley stated that there is not that large a flow and they did not feel the need for a dry well or a leeching basin. Acting Clerk Annino asked how the drainage is handled in the back parking lot and Mr. McCaley stated it is natural run-off, follows the natural contours. The drainage would be directed along the driveway. There are two curb cuts and the drainage would be coming from the back of the parking lot and the drive and will enter the detention basin. Planner Genatossio asked if they would be making a new detention basin and Mr. McCaley stated they were making a new detention basin to be used with an existing detention basin. Planner Boldrighini feels the system is adequate and does not see any problem with it. Planner Genatossio feels that the site is very wet. Chairperson Flynn asked for the comments from Conservation Commission and Acting Clerk Annino read a memo from Stuart Sweet dated June 19, 1986 regarding this site plan. Acting Clerk Annino also read a memo from the Town Engineer regarding this site. Planner Genatossio questioned if Conservation allowed paving within a 100' buffer zone. Mr. McCaley stated this was allowed. The Board discussed the parking area and buffer zones and berm. A question was asked regarding handicapped parking and Mr. McCaley stated there were provisions for handicap parking and signs would be provided. Planner Genatossio asked if there would be a berm along parking area. Mr. McCaley stated there would not be a berm. Planner Genatossio informed Mr. McCaley that some type of parking barrier is required. It could be a bumper of concrete steel, heavy timber, concrete curb or a barrier of natural berm. Chairperson Flynn stated that the berm is in the regulations and should be included. Planning Director Callinan stated cement stops be placed at parking spaces* Motion: To make a positive recommendation 'to the Building Inspector taking into account the following conditions: 1. Cement stops for parking spaces. 2. Sign and berm for handicapped areas. 3. Landscaping should be shown. 4. Berm should be added on the North side. (Annino - Madan) All in favor. Planning Board's Minutes June 25, 1986 Page -6- Planner Genatossio asked Planning Director Callinan if the issue of the wetlands which abut this subdivision and the surface water and the soils needs to be addressed in the Environmental Impact Study. Planning Director Callinan stated that as far as the soils, this would definitely need to be addressed because of the poor drainage. Planner Genatossio suggests listing some of the issues which need to be addressed to help this plan along. Planning Director Callinan stated that a botanist report would be required. Mr. Maloon stated that this has been provided. A soil report has also been supplied* Planner Genatossio stated that under Item #4 of the Environmental Impact Study, Town Services, a description is requested of the affect of this project on Police, Fire Department and schools and the water system. Planner Genatossio asked if this information should be provided because the Board is in the process of the Master Plan and it would be helpful information. Planning Director Callinan stated that he is working on a way to do this through comments from the Police and the Fire Department. Mr. Fine requests something from the Board, specifically what parts of the Rules and Regulations need to be addressed. He asked to continue the hearing for two weeks, giving both the Board and Mr. Fine the opportunity to come up with the information the Board is looking for. Planner Genatossio stated that the Board is doing Mr. Fine a favor because technically this plan is dead and rather than Mr. Fine submitting another preliminary plan, the Board is requiring the Environmental Impact Study for the new Definitive Plan Mr. Fine will be resubmitting. If Mr. Fine went through the Preliminary stage again, he would be coming before the Board and the Board would tell him what is required under the new Rules and Regulations. Chairwoman Flynn stated that if the Board has a chance to look at the Regulations by next week perhaps something could be worked out that the Applicant would like to see and let him know by next week. Chairperson Flynn further stated that there is no way this plan can be held open. It is finished. The Board will discuss this next week after the members have had a chance to review the new Regulations. At that point, a letter will be sent to the applicant, or Mr. Fine and Mr. Maloon could come to the meeting to hear what the Board is requesting. Mr. Fine stated that he would like to find some way of keeping the plan alive. Chairperson Flynn asked the Planning Director if there is any legal way the hearing can be held open. Planning Director Callinan stated that the hearing could be opened but the Board has a right to deny the plan based on its non -conforming with the Rules and Regulations. Chairperson Flynn stated that she would fulfill the hearing and opens to the public for comment. (Remainder of this Public Hearing on file at the Planning Department office.) Public Hearing for "Pine Terrace Estates" concludes at 8:50 P.M. to be continued until July 9, 1986 at 8:00 P.M. 6. 8:50 P.M. - "Concetta Drive" Public Hearing The Public Hearing for "Concetta Drive" opens at 8:50 P.M. (Chairperson 0. Flynn left the meeting at 10:13 P.M.) Public Hearing for "Concetta Drive concludes at 10:25 P.M. with a continuation to July 16, 19860 Motion: To continue the Public Hearing to July 16, 1986. MnAnn) All in favor_ Planning Board's Minutes June 25, 1986 Page -7- Motion: To appoint Richard Lantz Acting Clerk. (Genatossio - Annino) All in favor. 7. 10:30 P.M. - Continuation of Public Hearing - "Elmwood Park" (Erick Road) Acting Clerk Lantz read a letter from Mr. Philip Grefe, attorney for Malcolm Post, to Richard J. Callinan thanking Mr. Callinan and Members of the Board for time spent at the project site with Mr. Grefe and Mr. Post 6/18/86. The letter also mentions that the developer will have his engineering firm prepare figures and calculations discussed. If the Board continues this public hearing to a date in the future, Mr. Grefe would suggest approximately three weeks to allow time for Mr. Post, his attorneys, the Planning Board and the Town Engineer to collect all the appropriate materials. Planner Genatossio asked where Mr. Grefe got the information that the hearing was not to be held tonight. Planning Director Callinan stated that Mr. Grefe was told of the continuation at the project site, 6/18/86. Planner Genatossio stated that the continuation of this public hearing was to be continued once again to next week. Planning Director Callinan stated that Mr. Grefe telephoned today and was told that the Planning Board would need at least a couple of weeks, probably July 9, 1986, to give Mr. Grefe and his engineers time to modify the plans and for the staff to review the plans. Mr. Grefe would have to extend review of the Planning Board if he needs more time. Planner Genatossio asked if there were people at this hearing tonight for Elmwood Park. Due to the fact this is a continuation of a public hearing, Planner Genatossio stated that, realistically, the public should be allowed to state their comments, Acting Chairman Annino asked for comments from the public at this time. (Tape on file at the Planning Department office.) Motion: To send a letter to Mr. Malcolm Post or his lawyer, or to Mr. Grefe with a copy to Mr. Post, that we are extending the public hearing on this to July 9 and that we find that it would be in his best interest to get his engineering people to work on this post haste and to get comments from our engineering department as to whether the drainage and calculations and -everything are well done. Mr. Post and Mr. Grefe need to be notified that if all is not done within a reasonable time an extension may be necessary. (Genatossio - Madan) All in favor. 8. 10:55 P.M. - Continuation of Public Hearing - "Balcom Ridge Estates" Acting Chairman Annino continued the public hearing for "Balcom Estates" at 10:55 P.M. Mr. Nicholas Harris and Mr. Frank Mortiz were present for this public hearing. -7- Planning Board's Minutes June 25, 1986 Page -8- At this time, Mr. Harris was told that two of the voting members of the Board were absent for this hearing. Planner Boldrighini suggested that Mr. Harris might wish to wait until June 26, 1986 at which time the Board would hold an emergency meeting with all voting members of the Board present. Planning Director Callinan stated that technically an emergency meeting cannot be held 6/26/86 because the Town Clerk must attest to the time. Planning Director Callinan asked if the Board would like to meet before 4:00 P.M. on Friday, June 27, 1986 in order to review "Balcom Ridge Estates" and vote on it. Planner Annino stated that he could not possibly be available for a meeting on Friday. Mr. Harris stated that he has complied with all requests on this subdivision and he would not be willing to sign another extension. At this time, Acting Clerk Lantz read correspondence to the Planning Board from Planning Director Callinan. A letter was read from DelTech Associates Inc. to the Planning Board - stating alterations to "Balcom Ridge" plan which were requested by the Planning Board. Planning Director Callinan stated that everything meets with the specifications but if Mr. Harris does not wish to grant an extension, this The Town Clerk would then sign the amended plan would have to be approved. plan. Mr. Harris stated once again that he did not wish to give the Board 0 another extension. Therefore, the plan will be signed by the Town Clerk. 9. "Form A" (ANR) Plans The Broderick Corporation -West Street The applicant of this "Form A" (ANR) Plan is The Broderick Corporation. This "Form A" Plan consists of a parcel of land on the westerly side of West St. bounded northerly by Gary & Pamela Benink and The Broderick Corporation; easterly by West St.; southerly and westerly by the Town of Mansfield. The reason this plan does not constitute a Subdivision is because the lots have sufficient area and frontage as per zoning. The checklist is complete with the exception of items #8 and #11 which are not applicable. 14, o t 41. o i i To approve and sign the "For -in A" PLan for The Broderick Corporation for property located on West Street. (Genatossio - Boldrighini) All in favor. 0 Balcom Realty Corp. - Copeland Drive The applicant of this "Form A" (ANR) Plan is Emerson P. Grant. This "Form A" Plan consists of a parcel of land on the easterly side of Copeland Drive, bounded Westerly by Copeland Drive, Clemmey and New South Properties Realty Trust, Northerly by New South Properties Realty Trust, Easterly by Castelli, Bray, DeGiroloamo and Grant and Southerly by Slayton. The reason this plan does not constitute a Subdivision is because the lots have sufficient area and frontage on an existing street and conform to the Mansfield Zoning By -Law. Checklist is complete with the exception of #8 which is not applicable. Motion: To approve and sign the "Form A" Plan for Balcom Realty Corporation for property located on Copeland Drive. (Boldri2hini - Genatossio) All in favor. Planning Board's Minutes June 25, 1986 Page -9- 10. Variance Applications Mansfield Planning Board A hearing will be held on July 1, 1986, on the application of the Mansfield Planning Board for an appeal from the decision of the Inspector of Buildings to allow the removal of earthen material from a site on East Street known on Assessor's Map 31 as Lot 21 owned by the Mansfield Fish and Game Association. At this time, Planner Genatossio asked if the Board had heard from Town Counsel regarding this. Planning Director Callinan stated that nothing had been received. Planner Madan asked if documentation could be kept regarding responses not received from Town Counsel and Planning Director 0 9 Callinan stated that it could be done. Planner Genatossio feels that a letter should be sent to the Board of Selectmen. Motion: To send a letter to the Board of Selectmen stating that the Planning Board has requested things of Town Counsel, two instances so far, that Town Counsel has not responded and his responses are necessary to make proper decisions. (Lantz Genatossio) All in favor. PASSES. (8/27/86 - NOTE: Letter not sent to Selectmen as of this date.) Acting Chairman Annino asks the Board if the Board makes a recommendation on their own appeal. The Board abstained from making a recommendation but a representative will be at the Zoning, Board of Appeals meeing of July 1, 1986. Cunningham - 1 Hartford Road A hearing will be held on July 1, 1986 on the application of Stephen A. Cunningham for a variance to construct an addition to an existing single family dwelling at I Hartford Road, said addition to have less than a 40' front yard, which is non -conforming in an Agricultrual Zone. After review of the application and the plans, the Board felt that there was no hardship on the land and the garage and breezeway could be located elsewhere on the property so as to not require a variance. Motion: To send a negative recommendation to the Zoning Board of Appeals on the application of Stephan A. Cunningham due to the fact that no hardship is shown. (Genatossio - Madan) All in favor. PASSES. Nievergelt - 136-138 Rumford Avenue 0 A hearing will be held on July 1, 1986 on the application of Philip Nievergelt, 138 Ames St., Sharon, MA for a variance to convert an existing two-family dwelling at 136-138 Rumford Avenue to a three-family dwelling, said use being non -conforming in a Residence B Zone. After review of the application and the plans, the Board felt this variance deviates from Zoning By -Laws. Motion: To send a negative recommendation to the Zoning Board of Appeals on the application of Philip Nievergelt due to the fact that this variance deviates from Zoning By -Laws. / rl - - -- - - _± - A T - -_-1 A„ 1 -0 - -D A Q QQ Q Planning Board's Minutes June 25, 1986 Page -10- Moore - Elm Street A hearing will be held on July 1, 1986 on the application of Robert G. Moore for a variance for a lot on Elm Street, said lot having less than 120' frontage, which is cion -conforming in a Residential AA Zone. After review of the application and the plans, the Board felt that this was a self-imposed hardship. Motion: To send a negative recommendation to the Zoning Board of Appeals on the application of Robert G. Moore due to the fact that this variance denotes a self-imposed hardship. (Genatossio - Madan) All in favor. Siena - 364 South Main Street A hearing will be held on July 1, 1986 on the application of Jeffrey J. and Billie M. Siena for a special permit to construct an addition to an existing single family structure at 364 South Main Street, said lot having less than 100' frontage which is non -conforming in a Residence A Zone. This application was presented previously and was denied because the original application called for an addition of 16' x 24'. The present application is for and addition to the existing building of 14' x 26'. The Board felt that it was not necessary for Mr. Siena to apply through the Zonino, Board of Appeals - that a building permit would have been sufficient. Motion: To send a positive recommendation to the Zoning Board of Appeals on the application of Jeffrey J. and Billie M. Siena to construct an addition to an existing building at 364 South Main Street. (Madan - Boldrighini) All in favor. (Planner Lantz abstains.) Thurber - 16 Samoset Avenue A hearing will be held on July 1, 1986 on the application of Daniel & Jean Thurber for a special permit for an addition to an existing two family dwelling, the existing structure having less than 30' front yard setback and containing less than 10,000 square feet, located at 16 Samoset Avenue, both of which are non -conforming in a Residence C Zone. Motion: To send a positive recommendation to the Zoning Board of Appeals 4D on the application of Daniel and Jean Thurber for an addition to an existing two family dwelling at 16 Samoset Avenue. (Boldrighini - Lantz) All in favor, 11. Around the Table Marydee will represent the Planning Board at the Zoning Board of Appeals and would like anyone concerned with the issue to give her a call., 12. Meeting adjourned at 11:40 P.M. CLERK