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HomeMy WebLinkAboutPlanning 01/03/1985PLANNING BOARD'S AGENDA JANUARY 3, 1985 1. Meeting called to order at 7:30 P.M. 2. Clerk's Report a. Correspondence b. Minutes of December 19, 1984 3. Variance Applications 7:40 P.M. - Janice Friese - an addition - Essex Street 7:50 P.M. - George Chabot - an addition - Plantingfield Road 8:00 P.M. - Elwin Bell - directional sign - Chauncy Street 4. Old Business o Master Plan - a look back o Rezoning article - Central & Warren Streets - discussion o Sign Eastland Estates definitive subdivision plans o Pending - Vankoert Farms Preliminary Plan - deadline January 12, 1985 5. 9:00 P.M. - Joint meeting with Zoning Board of Appeals - discussion on "mother - in - law" apartments 6. New Business o "Form A" plans o "Austin Farms" definitive subdivision plan - Winter Street - 52 lots 7. Around the Table 8. Public Discussion 9. Date of Next Meeting 1.0. Adjournment PLANNING BOARD'S MINUTES JANUARY 3, 1985 Present: Chairman Fiore, Clerk Brugliera Planners: Bachman, Flynn, Genatossio, Doucette and Boldrighini* Planning Director Mannarino 1. Meeting called to order at 7:30 P.M. 2. Chairman Fiore congratulated Planner Flynn on being reappointed to the Planning Board and welcomed her for another five years. 3. Correspondence A copy of the Planning Board's Agenda for January 3, 1985. A copy of the Planning Board's Minutes from December 19, 1984. A copy of a letter sent to Ms. Marydee Flynn, Planning Board, from James A. Wills, Chairman of the Board of Selectmen, stating that the Board of Selectmen, at their meeting on December 20, 1984, reappointed Ms. Flynn to the Planning Board for a five year term to expire January i1, 1990. A pamphlet from the Massachusetts Housing Finance Agency to the Planning Board concerning the State Housing Assistance for Rental Production. A newsletter from the Massachusetts Historical Commission to the Planning Board. A copy of the building construction for December, 1984. A notice from The Department of Earth Sciences and Geography at Bridge- water State College to the Planning Board stating that the department will offer Principles of Urban and Regional Planning. A copy of a notice of hearing from the Attleboro Planning Board to the Mansfield Planning Board. Public hearings will be held on Wednesday, January 16, 1985, relative to the following: August and Allana Schaefer - for a special permit for an inn in a Water Resources Protection District on 203-207 North Main Street, located in a General Residence B District. Planning Board's Minutes Page 2 January 3, 1985 George W. Morin - to abandon Argyle Street ( a paper street), bounded by land owned by George W. Morin. TJT Realty - to abandon a portion of Mitchell Terrace, bounded by land owned by TJT Realty. A copy of a notice of public hearing from the Town of Mansfield Planning Board stating that on Wednesday, January 16, 1985, a public hearing will be held regarding the petition of 15 registered voters to rezone a parcel of land from an existing Residence A District to a Special Business Dis- trict, which is located on West Street. A copy of a notice of public hearing from the Town of Mansfield Planning Board stating that on Wednesday, January 23, 1985, a public hearing will be held regarding the application of Ann Louise Javitch to subdivide a parcel of land located on the westerly side of Tremont Street in Mansfield. The subdivision is for the proposal of 25 lots shown on a plan entitled Matthew Estates. A copy of a letter from William B. Vernon, State Representative, to Mr. Leon G. Bunk, Chairman of the Bristol Conservation District, concerning the $1,000 Open Space Planning Grant which Mansfield applied for to de- sign an updated open space plan which will preserve the quality of life if the community. A copy of a letter from Joseph Mannarino, Planning Director, to Mr. George W. Chabot, Jr., 5 Plantingfield Road, concerning Mr. Chabot's application for a variance and stating that the Planning Board will be reviewing this application at their meeting on January 3, 1985, at 7:50 P.M. A copy of a letter from Joseph Mannarino, Planning Director, to Elwin Bell, 155 Chauncy Street, concerning Mr. Bell's application for a variance and stating that the Planning Board will be reviewing this application at their meeting on January 3, 1985, at 8:00 P.M. A copy of a letter from Joseph Mannarino, Planning Director, to Ms. Janice C. Friese, 20 Essex Street, concerning Ms. Friese's application for a variance and stating that the Planning Board will be reviewing this application at their meeting on January 3, 1985, at 7:40 P.M. A memorandum from Joseph Mannarino, Planning Director, to various depart- ments stating that the Conservation Commission extends an invitation to attend a presentation by Mr. Warren ARchey, Regional Community Resource Development Specialist and Staff Chairman of the Berkshire County Exten- sion Service, on January 14, 1985. A copy of a letter from Joseph Mannarino, Planning. Director, to Mr. William Vernon, Representative, stating that the Town of Mansfield has applied for a $1,000 grant to complete a conservation/recreation plan, and stating that the Planning Department would appreciated any assistance that Mr. Vernon can provide in securing this grant. A copy of a letter from Joseph Mannarino, Planning Director, to Senator David Locke stating that the Town of Mansfield has applied for a $1,000 Planning Board's Minutes Page 3 January 3, 1985 grant to complete a conservation/recreation plan, and stating that the Planning Department would appreciate any assistance that Mr. Vernon can provide in securing this grant. A copy of a letter from Joseph Brugliera, Clerk of the Mansfield Planning Board, to Mr. Steven F. Wright, Loan Officer and Assistant Treasurer of the Mansfield Co -Operative Bank, stating that the Planning Board voted on Wednesday, December 20, 1984, to release $13,519.22 from the construction loan account No. 0150000163 for the satisfactory completion of the water line and a readjustment in the original performance guarantee amount. A copy of a letter from Joseph Mannarino, Planning Director, to Mr. George Wojtkiewicz, Chairman of the Zoning Board of Appeals, stating that a possible date for a joint meeting between the Planning Board and the Zoning Board of Appeals to discuss so called "mother-in-law" apartments in an attempt to design a zoning provision for the Annual Town Meeting would be January 3, 1985. A copy of a letter from Joseph Brugliera, Clerk of the Mansfield Planning Board, to Mr. Steven F. Wright, Loan Officer and Assistant Treasurer of the Mansfield Co -Operative Bank, stating that on Wednesday, December 20, 1984, the Planning Board voted to release $20,047.00 from the construction loan Account No. 1500000198 for the satisfactory completion of the water line and hydrant installation at Wedgewood Estates Subdivision. A copy of a letter from Joseph Mannarino, Planning Director, to Mr. Newton Sweet, Director of Public Works in the Town of Danvers, concerning a Forestry Management Program for increasing the Town's water supply as a result of the program, the Planning Director stated that he would appreciate any detail concerning the program. A memorandum from Joseph Mannarino, Planning Director, to various depart- ments stating that the Planning Board is in receipt of a definitive sub- division plan entitled Matthew Estates submitted by Ann Louise Javitch to subdivide a parcel of land located off Tremont Street, and asking for the departments' comments. A memorandum from W. Chadwick Maurer, Town Manager, to various department heads concerning a building moving permit which the Town Manager would like approval and indications of any deposits required by the various departments. A copy of a notice of hearing from the Town of Mansfield Zoning Board of Appeals to the Planning Board stating that on January 14, 1985, the fol- lowing hearings will be held: Janice C. Friese - for a variance to construct an addition to an existing single family dwelling at 20 Essex Street, having less than 25 foot side - yards, which is non -conforming in an Agricultural Zone. Elwin Bell - for a variance to place a temporary 4' x 8' off-site direc- tional sign at 155 Chauncy Street, said sign being non -conforming in a Residence B Zone. Planning Board's Minutes Page 4 January 3, 1985 George W. Chabot - for a variance to construct an addition to an existing single family dwelling at 5 Plantinfield Road, said addition having a proposed sideyard less than 25 feet which is non -conforming in an Agri- cultural Zone. A copy of a legal notice from the Attleboro Zoning Board to the Mansfield Planning Board. The following hearings will be held on January 10, 1985: Joseph Pavao - for a special permit for light manufacturing on 195' Pine Street, located in a General Business District. Land Resources Realty Trust - for a variance from the minimum sideyard setback requirement on Solomon Road located in a General Residence A Dis- trict. Keven R. Hannan - for a variance from the minimum sideyard setback re- quirement located in a Residence D District. Balcom Realty Corp. - for a special permit for earth removal on Oak Hill Avenue and Reynolds Street, located in a Single Residence D District. Kenneth H. Guild, MD - for a special permit to construct an addition on 10 Jewell Street, located in a Single Residence A District. Maryanne Whewell and Mohammad T. Kasrail - for a special permit to convert a two family residence to five professional offices and a single family residence on 128-130 County Street, located in a General Residence A Dis- trict. 4. Minutes of December 19, 1984. Motion: To approve as amended. (Doucette - Flynn - All in favor) It was noted by Planner Bachman that on Page 6, under number 11, concern- ing the "Form A" plan for Wood & Kane, that it should read the parcel of land is bounded westerly by Kane & Wood instead of westerly by South Main Street. 5. Variance Applications 7:40 P.M. - Janice Friese - an addition - Essex Street This variance application is to construct an addition to an existing single family dwelling at 20 Essex Street, having less than 25 foot sideyards, which is non -conforming in an Agricultural Zone. The applicant of this variance is Janice C. Friese. The size of the proposed addition is 5' by 14', the proposed use is for a dining area. The side yards shall be 81z feet on the easterly side and 152 on the westerly side. The lot was al- ready non -conforming when the applicant bought the house eight years ago. Motion: To send a positive recommendation to the Zoning Board of Appeals stating that the building was already non -conforming to start with and that there would be no detriment to the public welfare. (Doucette - Brugliera - All in favor) Planning Board's Minutes Page 5 January 3, 1985 7:50 P.M. - Ceorge W. Chabot - an addition - Plantingfield Road This variance application is to construct an addition to an existing single family dwelling at 5 Plantingfield Road, said addition having a proposed side yard less than 25 feet which is non -conforming in an Agricultural Zone. The applicant of this variance is (gorge W. Chabot. The size of the pro- posed addition is 20 feet long by 15 feet wide, the proposed use is a 15 foot by 20 foot family room. The edge of the family room would be with- in 15-18 feet of the property line in lieu of the specified 25 foot required in an Agricultural Zone. The applicant feels that since he is boardered by woods on all three abutting properties that there would be no harm to each land-holder or detriment to the public welfare. The Board members were con- cerned with the rear yard set back which is less than 40 feet. There is no indication on the application about being granted a rear yard variance. Motion: To send a negative recommendation to the Zoning Board of Appeals because a rear yard variance seems to be required which makes this structure non -conforming. (Brugliera - Flynn - All in favor) 8:00 P.M. - Elwin Bell - directional sign - Chauncy Street This variance application is to place a temporary four foot by eight foot directional sign at 155 Chauncy Street, said sign being non -conforming in a Residence B Zone. The applicant of this variance is Elwin Bell. A directional/informational sign for a subdivision is usually installed at the entrance; however, because Morrow Street extension is out of view, a sign on Chauncy Street would be more appropriate. This is a temporary sign only, probably until December of 1985. Mr. Ron Webster approached the Board to speak on behalf of the applicant. The Board asked him how many houses were to be sold. Mr. Webster replied that there are four house lots, but three have already been sold, they have one more left to sell. Planner Flynn noted that it seems more like advertising because it is in a very busy and congested part of town, and that the house lot would probably be sold by the time all the paper work went through for the variance and the sign was actually up. Motion: To send a negative recommendation to the Zoning Board of Appeals because there is only one lot left to be sold and that house lot will probably be sold by the time the variance goes through and the sign will be able to be put up. (Flynn - Boldrighini - All in favor) 6. Master Plan,- a look back Chad Maurer, Town Manager, gave the Board an overview of the existing master plan. Ib discussed the philosophy of the plan objectives and policies and how they may be applicable today. Planner @natossio asked the Town Manager whether he thought the plan could be updated and revised without additional manpower. The Town Manager felt that assistance may be required but rather than hiring a consulting firm it would be better to hire someone through contract services. Planner Cenatossio stated that the main reason for the slow progress on the plan is a result of the tremendous influx of develop- ment proposals submitted to the Planning Department. The Twon Manager re- plied that, in 1972, a citizens advisory committee was established to help with the master plan. Planning Director Mannarino agreed with the Town Manager's comments concerning a need to review the previous master plans Planning Board's Minutes Page 6 January 3, 1985 while making revisions. ;Io also stated that the plan will be revised in parts or elements as proposed earlier in the year. The Planning Director felt the goals and policies of the community are part of the plan and will be shaped and changed throughout the revision process. This was a three year project and Land use and community facilities elements were top prior- ity. 7. 9:15 P.M. - Joint meeting with Zoning Board of "Mother - in - law" apartments >eals - discussion on The Planning Board attended the Zoning Board of Appeals meeting. The Zoning Board of Appeals stated that the reason for the two boards getting together is that there have been a lot of variance requests for "mother - in - law" apartments, which have been granted, but when the person wants the structure inspected the Building Inspector declares it to be a two family and that it is not allowed in certain zones, and what is an "apart- ment" defined as. The Planning Board members expressed concerns over pro- tecting the integrity of single family neighborhoods. The Zoning Board suggested requiring a special permit for an apartment using strict criteria for the permit. The Planning Board was against this idea because once you allow an additional unit it will be impossible to enforce its not being used for someone other than a relation of the homeowner. The Planning Director stated that the current zoning provisions should be strictly en- forced. Someone that wants to deviate`- from the requirements of the single family district should look to a zoning district that allows the proposed use rather than making the zone conform to their needs. 8. Rezoning article - Central & Warren Street - discussion The Planning Director began discussing the criteria for rezoning and how to determine that was "spot zoning". One of the major defects in the pro- posed rezoning article was the 40 -foot strip of land along the railroad tracks remaining in the industrial district. Rezoning everything around it to residential would make this spot zoning. The question of using both the vacant land and the occupied land for industrial was discussed. Planner Boldrighini asked the Board members if they were ready to vote on this petition. Planner (8natossio and Planner Flynn wanted to wait till after the site walk on the 12th of January. The Board decided to walk the site on January 12, 1985. 9. Vankoert Farms Preliminary Plan - deadline January 12, 1985 The Planning Director informed the Planning Board that the applicants of this subdivision may be coming in with a request for an extension because they have not completed all the revisions as yet. The Planning Director also informed the Planning Board that he has talked to Mr. Edward Marcheselli concerning the street lighting at the West Elm Subdivision. The Planning Board is concerned because the lgihts have not been turned on yet. Motion: To send a letter to the Walmark Corporation stating that the lights must be turned on or the Town will take the money from the bond and do the lights themselves. (Flynn - Brugliera - All in favor) Planning Board's Minutes Page 7 January 3, 1985 10. Austin Farms definitive subdivision plan - Winter Street - 52 lots Planning Director Mannarino brought the plans before the Board and in- formed them that a public hearing must be held. Ibalso informed the Board that there are two other subdivisions which must have public hearings and these are Westhaver Estates and Fuller Estates. The Planning Board decided to hold these hearing on February 6, 1985 - Austing Farms, and February 13, 1985 - Westhaver Estates and Fuller Estates. 11. Around the Table Planner Genatossio asked the Planning Director what the Eastern Wholesale Fence Company on School Street was doing, if they were going out of business. The Planning Director replied that no, they weren't going out of business, they were just putting an asphalt surface on the lot. Planner Genatossio also informed the Board that she has spoken to fary Iibllands, who is with IEP, and he said that the way to handle the travel Removal By-law is that you have to enforce it, you have to take criminal action against the violators because the By-law is only as good as your enforcing agent is. Planner Doucette asked the Planning Director if he could prepare something, some type of an overlay, to allow the Planning Board to view the whole impact of all the subdivisions. The Planning Director replied that he would. 12. Date of Next Meeting is January 9, 1985. 13. Meeting adjourned at 10:45 P.M. " h CLE IU i; 1 DA. ?'��