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HomeMy WebLinkAboutPlanning 02/20/1985PLANNING BOARD'S AGENDA FEBRUARY 20, 1985 1. Meeting called to order at 7:30 P.M. 2. Clerk's Report a. Correspondence b. Minutes of February 13, 1985 3. Review of Highland Avenue Extension preliminary subdivison plan - 12 lots - Highland Avenue - deadline 3/3/85 4. Discuss Austin Farms definitive subdivision plan - 56 lots - Winter Street - deadline 2/25/85 5. Discuss Matthew Estates definitive subdivision plan - 25 lots - Tremont Street - deadline 2/27/85 6. Discuss release of performance guarantee for White's Pond 7. "Form A" plans 8. Around the Table 9. Public Discussion 10. Date of Next Meeting 11. Adjournment PENDING BUSINESS February 20, 1985 o Review Highland Avenue Extension preliminary subdivision plan - 12 lots - Highland Avenue -deadline 3/3/85 o Discuss Austin Farms definitive subdivision plan - 56 lots - Winter Street - deadline 2/25/85 o Discuss Matthew Estates definitive subdivision plan - 25 lots - Tremont Street - deadline 2/27/85 Tentative Meeting - February 23, 1985 o Review Massapoag Estates preliminary subdivision plan - 120 lots - Maple Street - deadline 3/2/85 o Discuss Fuller Estates definitive subdivision plan - 9 lots - Winter Street --deadline 2/28/85 o Discuss Westhaver Farms definitive subdivision plan - 36 lots - Franklin Street - deadline 2/28/85 February 27, 1985 o Discuss Vankoert Farms preliminary subdivision plan - 49 lots - Franklin Street - deadline 3/13/85 o Discuss Highland Avenue Extension preliminary subdivision plan - 12 lots - Highland Avenue - deadline 3/3/85 o Discuss Massapoag Estates preliminary subdivision plan - 120 lots - Maple Street - deadline 3/2/85 March o Billings Street Abandonment o Annual Town Meeting Zoning Articles o Review various subdivision plans PLANNING BOARD'S MINUTES FEBRUARY 20, 1985 Present: Chairman Fiore, Clerk Brugliera Planners: Doucette, Bachman, Flynn, Boldrighini* and Genatossio* Planning Director Mannarino 1. Meeting called to order at 7:30 P.M. 2. Correspondence A copy of the Planning Board's Agenda for February 20, 1985. A copy of the Planning Board's Minutes for February 13, 1985. A letter to Mr. Anthony Fiore, Chairman of the Mansfield Planning Board, from Evelyn Allen and Paul J. Folkman concerning the Westhaver Farms and Fuller Estates Subdivisions and the impact of these subdivisions to the area. A copy of an open letter to The Mansfield News from Margot Jellinek of 1551 West Street concerning the Mansfield drinking water supply. A copy of a.Statement of Facts from the Mansfield Zoning Board of Appeals to the Mansfield Planning Board regarding the application of the Mercury International Trading Corporation to place a temporary trailer at 75 Forbes Boulevard, said use being non -conforming in an Industrial Zone. A hearing was held on January 14, 1985, and the Zoning Board of Appeals voted to deny the petition because the applicant failed to appear at the hearing or to supply the Board with additional information. A copy of a Statement of Facts from the Mansfield Zoning Board of Appeals to the Mansfield Planning Board regarding the application of the Great Woods, Inc., for a variance to waive the requirements which call for pave- ment for parking areas, for property on South Main Street for the proposed use as a performing arts facility. A hearing was held on January 14, 1985, and the Zoning Board of Appeals voted to grant the petition for a period of two (2) years from the date of filing this decision with the Town Clerk. A copy of a Statement of Facts from the Mansfield Zoning Board of Appeals to the Mansfield Planning Board regarding the application of Janice C. Friese to construct an addition to an existing single family dwelling at 20 Essex Street, having lessthan 25 foot sideyards, which is non -conforming in an Agricultural Zone. A hearing was held on January 14, 1985, and the Zoning Board of Appeals voted to grant the petition as shown on the plan submitted. Planning Board's Minutes February 20, 1985 Page 2 A copy of the Pending Business list for the Planning Board. A copy of a memorandum to all members of the Capital Improvements Committee from Joseph Mannarino, Planning�Director, concerning the Capital Improve- metns meeting which is scheduled for Monday, Februart 25, 1985, at 7:00 P.M. in the DPW Garage on East Street. The Committee is also scheduled to review the fire apparatus at approximately 8:30 P.M. A copy of a legal notice of hearing from the Town of Foxboro stating that on March 7, 1985, a public hearing will be held to consider amending the Foxboro Zoning By-law by making changes to such portions as necessary in order to create regulations for uses defined as Planning Development - Housing (PD/H); by creating a new zoning district called PD (Planned Development); and by rezoning from R-40 (Residential and Agricultural) District to PD (Planned Development) District land fronting on Oak Street, Lamson Road and Cocasset Street. A copy of a legal notice of hearing from the Town of Attleboro Zoning Board of Appeals. The following hearings will be held on February 28, 1985: Walter Sosa - for a special permit to convert a three family residence into a four family residence on 33A Holman Street, located in a General Residence A District. Steven and Jean Erickson - for a special permit to convert a two family to a three family residence on 82 Dennis Street located in a General Residence C District. Gibbs Oil Company, Division of B.P. Oil Company - for a special permit to extend hours of operation for an existing gasoline station on 495 Pleasant Street located in a General Business District. Richard R. Brousseau - for a special permit to construct an addition on 152 Emory Street located in a General Residence B District. William O'Malia - to appeal the decision of the building inspector denying a building permit due to insufficient frontage ,on Pine Street located in a General Residence A Business District. Debra Verpaelst, Norman & Jackquline Hathaway - for a variance from the minimum lot requirement on 140 Cumberland Avenue lcoated in a Single Residence B District. Joyce Charbonneau - for a variance from the minimum requirement on 464 Newport Avenue located in a Single Residence District. Hebronville Mill Limited - for a Comprehensive Permit, for sixty-six (66) apartment units on Knight Avenue located in an Industrial. District. Read Street Trust - for a Comprehensive Permit to construct seventeen (17) townhouses on Knight Avenue located in an Industrial District. Planning Board's Minutes February 20, 1985 Page 3 3. Minutes of February 13, 1985 4 It was discussed that the minutes should be amended on Page 1, inder the Discussion of variance application of DeTrolio - Elm Street, to state that the motion was defeated for lack of a second. Under Around the Table on Page 4, when Planner Bachman was discussing this variance application, it should be mentioned that he made a motion to send a negative recommen- dation to the Zoning Board of Appeals for this variance and that Planner Boldrighini seconded the motion for purposes of discussion, but the motion was defeated. Therefore the original motion of the Planning Board to send a favorable recommendation to the Zoning Board of Appeals concerning this variance stands. The Minutes of February 13, 1985, will be amended as stated above and the Planning Board will vote on these minutes at their meeting on Wednesday, February 27, 1985. Extension lots - 61 *Planner Boldrighini entered the meeting during this discussion. *Planner Genatossio entered the meeting during this discussion. - 12 Celrk Brugliera read the correspondence concerning this subdivision. Paul Folkman, applicant, approached the Board and stated that this is a 12 -acre parcel, zoned Residential A, to be subdivided into 12 lots; he brought in a topographic model to show the site and natural layout of the land. There are already poles on the land and Mr. Folkman informed the Board that he has to talk to Massachusetts Electric concerning this matter because they will have to be moved in order to develop this land, he also stated that this subdivision may be able to be placed on town sewer. Planning Director Mannarino asked Mr. Folkman if he had designed any other alternative for this site. Mr. Folkman replied that his engineers do have some alternative sketches and that he will provide them for the Board to review. The Planning Director also asked if there was a layout for the extension of this street, Mr. Folkman replied that he didn't believe there was, but he would have Attorney Kelley contact the Registry of Deeds and confirm it. It was decided to have Mr. Folkman placed on next week's agneda todiscuss this matter further. 5. Letter from Evelyn Allen concerning Fuller Estates and Westhaver Farms Mr. Paul Folkman approached the Board and stated that Ms. Allen, owner of the land proposed for subdivision, has asked him to represent her at the Planning Board meetings and the message that she would like to offer to have a study conducted to address some of the Board's concerns about the plans. Mr. Folkman stated that he thinks there should be a joint meeting between the Planning Board and the developers so they can get together and talk about the idea of having these studies done. The Planning Board mem- bers thought it was a good idea, but they would have to discuss it in more detail. 6. Austin Farms def deadline 2/25/85 ,Ian - 56 lots -- I The correspondence for this definitive subdivision was read. Chairman Fiore stated that with all the negative comments from the different boards and committees, it seems that this plan has a lot of problems. All these problems Planning Board's Minutes February 20, 1985 Page 4 need to be looked into and the revisions should be incorporated on the plan if it is to be resubmitted and reviewed by the Planning Board. Planning Director Mannarino explained to the Board that the only way the Board can continue to review this definitive subdivision plan is to meet on Saturday and get an extension from the applicant; and if this plan is denied the reasons it was denied have to be very specific. Motion: To reject the Austin Farms definitive subdivision plan based on the fact that the plan doesn't give due regard to the natural features, such as trees, wooded areas, water courses, scenic points, historic spot and similar community assets; and that the Planning Board believes there should be a redesign of the plan. The plan should be amended as to the ecological balance of the area and particularly to Whiteville Pond. The DPW Director's concerns regarding the drainage system throughout the subdivision the construction and maintenance - should be made more specific, The Board of Health's comments to make sure that the lots conform to the Mansfield Board of Health Septic Regulations, Number 11, Table 2, should be taken into consideration. More detail is needed concerning the retention area; and other pertinent reasons contained on the Board of Health's memorandum, dated February 12, 1985; the DPW Director's memorandum, dated February 6 and 8, 1985; and the Planning Director's memorandum, dated February 11, 1985. (Doucette - Boldrighini - All in favor) 7. Discuss Matthew Estates definitive subdivision plan - 25 lots - Planner Flynn stated that there is a major concern regarding the one-way in and one-way out road for this subdivision. Planning Director Mannarino informed the Board that to have two (2) entrances it would be necessary to fill a lot of wetlands. The correspondence regarding this.subdivision was read from the various department heads and compared the suggestions con- tained in these, to those incorporated onto the plan. Planner Flynn voiced her concerns over the fact that this subdivision will drain into the Wading River. Planning Board members felt uncomfortable passing judgement on this plan without additional comments from the DPW Director concerning the drainage for this subdivision. 8. Discuss release of performance guarantee for White's Pond *Planner Flynn left the room immediately before the discussion began. *Clerk Brugliera left the room immediately before the discussion began. The Planning Board received a letter from Mr. David White concerning his pond off School Street. The letter states that an operational permit was granted for the removal of about 70,000 cubic yards of material to develop this pond; and as things turned out only about half of that amount was removed. The rest of this material was spread in an adjacent meadow. Mr. White would like the Planning Board to rule this "Peat Meadow" as Surplus Material at the same time the Certificate of Compliance is granted; in order that it may be removed by him at a later date. Planning Director Mannarino informed the Board that it is their decision whether or not to allow Mr. White to remove this so called "surplus material" in the future. A special permit such as this is only good for one year and an extension may be granted for an additional year, such as was done in this particular Planning Board's Minutes February 20, 1985 Page 5 case. Planning Director Mannarino informed the Board that they can tell Mr. White that when he wishes to remove this material from the adjacent meadow, then he will have to resubmit to the Planning Board. Motion: To write a letter to the applicant stating that the Planning Board does not consider this to be surplus material and that the one year which the permit is valid for and the one-year extension which was granted has expired; and that if the applicant wants to remove this material, he will have to apply for another permit. (Boldrighini - Doucette - All in favor) 9. Grant Application Planning Director Mannarino presented the grant application for funds for updating the Mansfield Master Plan. The funding amount requested is $13,000. Motion: To send the application grant for updating the Master Plan in the amount of $13,000 to the Executive Office of Communities and Development. (Doucette - Boldrighini - All in favor) 10. Capital Improvements Committee Chairman Fiore is presently on the Capital Improvements Committee as a representative of the Planning Board; Chairman Fiore stated that he can no longer be a part of this committee so another Planning Board member will have to replace him. Motion: To have Planner Albert Boldrighini appointed tothe Capital Improvements Committee to be one of the representatives of the Planning Board and to send a letter to the Planning Director, the Town Manager and the Town Clerk stating this fact. (Genatossio - Doucette - All in favor) 11. "Form A" plans Brueliera - Coward Drive - 2 lots This "Form A" plan consists of a parcel of land located on the northerly side of Coward Drive, bounded on the west by other land of J. Brugliera Construction Company, Inc., on the north by land of Bay State Gas Company . and on the east by other land of J. Brugliera Construction Company, Inc. The owner and applicant of this "Form A" plan is the J. Brugliera Construc- tion Company, Inc. The plan is a lot line alteration of lot line 7/8 on the original approved subdivision plan. The change is necessary to keep buildings under construction in conformance with sideyard zoning setback distances. The Planning Board had concerns over the rear measurement on Lot 7A not being on theplan; and decided to return this plan so that the rear measurement can be placed on the plan before it is signed. Motion: To have Acting Clerk be Planner Doucette. (Genatossio - Boldrighini - All in favor) Planning Board's Minutes February 20, 1985 Page 6 Canaday - Plain Street and Brown Avenue This "Form A" plan consists of two lots at the northelry intersection of Plain Street & Brown Avenue, bounded westerly by the North Attleboro Town Line; northerly and easterly by Route I-95 and easterly by Lots 1-3 Brown Avenue; and southerly by Lots 8A -12A Plain Street. The applicant of this 'Form A" plan is William Canaday. The reason this plan does not constitute a subdivision is this plan shows the conveyance of Parcel A so as not to change the fronatge of either lot, or to create a non -conforming lot area. This plan was in front of the Planning Board last week and there was clarification needed on Lot 6B, the Board wanted a note put on the plan which states, This lot has substandard frontage and is not a buildable lot according to the Mansfield Zoning Bylaws." This note was placed on the plan. Motion: To sign the "Form A" plan (Boldrighini - Doucette - All in favor) Jellinek - West Street - 5 lots This "Form A" plan consists of a parcel of land onthe westerly side of West Street bounded easterly by Jellinek, southerly by Romaine, westerly by Town of Mansfield, and northelry by Jellinek. The applicant of this "Form A" plan is The Broderick Corporation. The reason this plan does not constitute a subdivision is that all lots have sufficient area and frontage as per zoning. The Planning Director informed the Board that dark lines on the plan are the lot lines and that the red lines are just the survey lines; and that the proposal is for 5 lots and a 50 -foot right- of-way. The remaining land is approximately 12.3 acres. Planner Genatossio asked if the remaining land should be labeled on the plan as a lot number. Planning Director Mannarino stated that the remianing land can just be labeled as a parcel. The Planning Board decided to send the plan back to the applicant for clarification of the remaining land. 12. Around the Table Planner Genatossio stated that the two public hearings which were held last week, Westhaver Farms and Fuller Estates, only had four Planning Board members present and that's the number of members that is needed to approve a plan; she would like to know if a public hearing is going to be held and there is only four members present at the meeting if the Planning Board can open the hearing and then continue it to a later date when more members will be able to attend. Planning Director Mannarino replied that he did not think that could be done, but that he would get clarification on that matter. Planner Genatossio also stated that the Planning Board should look at the resumes which they received from Evelyn Allen and Paul Folkman concerning the Environmental Impact Statement concerning proposed subdivisions. The Planning Board must hire somebody who specializes in hydrogeology to do this study; and they should give thebuilders a list of three choices and let them choose the one they want; the developers will pay for him, up front, he will be working for the Planning Board and the Planning Board will determine exactly what it is that they want from this study. Planning Director Mannarino replied that the Board will have to see what happens when they talk to the developers, but that if the Board does hire somebody, it should be a large firm so that they can take care of all the different aspects of the study instead of just concentrating on one aspect. The Planning Board should think of what exactly they want from this study, and come to the next meeting with some ideas. Planning Board's Minutes February 20, 1985 Page 7 Planning Director Mannarino stated that there are a lot of rezoning articles for the Town Meeting, especially on Ware and Fruit Streets. A lot of the articles are to rezone in order to allow multi -family dwellings in these areas. The Planning Director read off calculations concerning how this would affect the population of the Town of Mansfield; he also informed the Board that they need a copy of these articles in order to hold the public hearings and that he would send a memorandum to the Selectmen stating this fact. 13. Date of Next Meeting is January 23, 1985, at 9:00 A.M. 14. Meeting adjourned at 11:20 P.M. J //n DATE CL R J //n DATE