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HomeMy WebLinkAboutPlanning 05/15/1985PLANNING BOARD'S AGENDA MAY 15. 1985 1. Meeting called to order at 7:30 P.M. 2. Review Variance Applications o Expansion of an existing non -conforming use - Otis Street - Ploof o Reduction of front yard set back - School Street - Collins o Construction of a six -unit apartment building - County Street - Jackson 3. "Form A" plans and Site Plans 4. "Cabot Pond" restoration project review 5. Around the Table 6. Work Session - Subdivision Regulation Review 7. Date of Next Meeting 8. Adjournment PLANNING BOARD'S / MINUTES MAY 15, 1985 Present: Chairman Brugliera, Clerk Doucette Planners: Boldrighini, Bachman, Flynn- and Genatossio' Planning Director Mannarino 1. Meeting called to order at 7:30 P.M. 2. Variance Applications Ploof - Otis Street - Expansion of existing non -conforming use This variance application is to construct additions to an existing struc- ture at 360 Otis Street, said additions being an expansion of an existing non -conforming use. The applicant of this variance application is Donald H. Ploof. The land in question is located in an Agricultural Zone, the present use of the building is for metal fabrication and welding which is permitted because a variance was granted on December 20, 1977; the appli- cant is now requesting a variance to expand the present use by constructing additions to existing buildings to be used for metal fabrication and welding. The sizes of the existing buildings are approximately 40' X 60', 36' X 114', 25' X 23', and 40' X 35'. The sizes of the proposed additions are 80' X 160' and 25' X 80'. The Board members felt that this would be too large of an expansion for this area. Planning Director Mannarino stated that this is not a good location for this type of an operation and the Mr. Ploof should find an industrial location for this activity instead of trying to Scnn$rm the Agricultural Zone to his needs. Motion: To send a negative recommendation to the Zoning Board of Appeals stating that this expansion would be a detriment to the surrounding neighborhood and it would be a considerable expansion of a non- conforming use. (Genatossio - Doucette - All in favor) Collins - School Street - Reduction of front yard set back This variance application is for a lot at 1112 School Street, said lot having a front yard set back of less than 40 feet which is non -conforming in an Agricultural Zone. The applicant of this variance application is Robert Collins. The size of the existing building is 27' X 37', there is no proposed building, the present use is for a single family home. The pre-existing structure does not meet set back requirements for Agricultural Zoning. The house presently has 18 feet of frontage, if this variance is granted it will reduce the frontage to 17 feet and open up one of the back lots. Planner Genatossio asked what the hardship on the land was. Planning Board's Minutes May 15, 1985 Page 2 Planning Director Mannarino stated that the hardship is on the con- figuration of the property and the fact that the house was existing before Zoning and also where the house is located on the property. Motion: To send a positive recommendation to the Zoning Board of Appeals on this variance request. (Boldrighini - Doucette - Brugliera) (Genatossio - Bachman - Flynn opposed) FAILED Motion: To reconsider the motion. (Boldrighini - Doucette - All in favor) Planning Director Mannarino stated that this plan will still have to come before the Planning Board for approval if it does obtain a variance for the frontage and that this plan is not really a detri- ment to the surrounding neighborhood because the set back is only being reduced by one (1) foot and it will not be a visible difference. This one foot would allow the applicant to use his land as other people do who have the same amount of land. Planning Director Mannarino also stated that a,variance is really the best way to overcome the applicant's problem and that the lots he is proposing are larger than 30,000 square feet which are larger than most of the lots in this area. Motion: To send a positive recommendation to the Zoning Board of Appeals on this variance request. (Boldrighini - Doucette - Genatossio - Flynn) (Bachman opposed to this motion) Jackson - County Street - six unit apartment building This variance application is to construct a six unit apartment building on a lot on County Street, said use being non -conforming in a Residence C Zone. The applicant of this variance application is Elaine Jackson. This parcel of land is presently a 16,113 square foot vacant lot. The proposed use of the parcel is for a six -unit apartment building. The applicant states that she found it would not be economically feasible to build anything less than a six -unit apartment building on these two parcels of land, and the building would not be detrimental to the neighborhood. There is a six -unit on one side, a duplex on the other side and a factory across the street. Planning Director Mannarino stated that this proposal does not meet the multi -family provision of the Zoning Bylaw which is 60,000 square feet minimum and that the largest building she can put on this property would be a two-family dwelling unit. Planning Director Mannarino also stated that this is a very small lot and he does not see why a two-family cannot be placed here instead of a six -unit apartment building. Planner Boldrighini stated that the applicant feels that it would not be economically feasible to put less than a six -unit apartment building on this property, but that that type of hardship cannot be proved. The Board members felt that this was not a hardship case. Motion: To send a negative recommendation to the Zoning Board of Appeals stating that the Board feels that this derogates from the Zoning Bylaw regarding multiple family dwellings. (Genatossio - Boldrighini - All in favor) Planning Board's Minutes May 15, 1985 Page 3 3. "Form A" plans Home Developers Inc. - Maple Street - 4 lots The applicant of this "Form A" plan is Home Developers, Inc. This "Form A" plan consists of a parcel of land on the northerly side of Maple Street bounded northerly by Home Developers, Inc; easterly by Home Developers, Inc.; southerly by Home Developers, Inc., and westerly by Boutas. The reason this plan does not constitute a subdivision is because the lots have sufficient area and frontage as per zoning. The checklist is com- plete. Planning Director Mannarino stated that the plan that was ori- ginally approved showed a corner rounding which left the lots with only 90 feet of frontage. He has revised the plan and added an easement in order to give the lots the required 120 foot frontage; homes have already been erected on these lots and this "Form A" plan will help clear up some matters which may cause problems in the future. The applicant is also moving the lot line a couple of feet. Motion: To approve this "Form A" plan. (Boldrighini - Bachman - All in favor) Release Form - Home Developers Inc. - Green Acres Planning Director Mannarino stated that this release form is for the two lots which were approved on the "Form A" plan. These two (2) lots were under a covenant but now that they have the required frontage, they should not be under a covenant. The lot numbers are 48 and 49 on the subdivision plan. Motion: To sign the release form for lots 48 and 49 in the Green Acres Subdivision. (Doucette - Boldrighini - All in favor) "Form A" plan - Home Developers Inc - Maple and Franklin Streets The applicant of this "Form A" plan is Home Developers, Inc. This "Form A" plan consists of a parcel of land on the northerly side of Maple Street, and easterly of Franklin Street. The reason this plan does not constitute a subdivision is that the lots have sufficient area and frontage as per zoning. The checklist is complete but there is a note on the bottom from Planning Director Mannarino which reads, "The proposed lots front on a subdivision which was approved by the Planning Board on April 3, 1978. One of the conditions of approval stated that 'Lots B and C shall not be further subdivided until each lot is tested in accordance with the Mansfield Board of Health requirements for on-site sewage disposal.' Also the gravel operation that has taken place on this lot has affected the existing topo- graphic contours and could require major changes in the approved plan." Planning Director Mannarino stated that the applicant needs to submit a letter to the Planning Board asking them to allow him to modify this plan, the Board would then review it as if it were a new subdivision plan. He also stated that the Board has the option to either amend, modify or re- scind this subdivision plan. The Subdivision Regulations specifically states that the road for a new subdivision must be constructed within two years; it has been over two years since this subdivision was approved and the road has not been constructed yet. This "Form A" plan does not conform to the original subdivision plan which was approved with con- ditions. Planning Director Mannarino stated that the applicant either has to have the lots perked or give the Town a bond. Planning Board's Minutes May 15, 1985 Page 4 Motion: Not to sign the "Form A" plan which was submitted by Home Developers, Inc., based on the Planning Director's comments and it should also be indicated that this plan does not comply with the Subdivision Regulations as set forth. (Genatossio - Boldrighini - All in favor) "Form A" plan - Fontanini - South Street - 2 lots The applicant of this "Form A" plan is Peter J. and Diane P. Fontanini. This "Form A" plan consists of parcel of land on the northerly side of South Street bounded easterly by Ray; southerly by South Street; westerly by Fontanini and northerly by Fontanini. The reason this lot does not constitute a subdivision is because the lots have sufficient area and frontage as per zoning. The checklist is complete. Motion: To sign the "Form A" plan. (Flynn - Doucette - All in favor) 4. Site Plan - Chauncy Street - Ronald Webster Planning Director Mannarino stated that this land was granted a variance approximately two (2) weeks ago and that the applicant is rerouting the stream which is present on this property. He stated that Bertram M. Cook, Building Inspector, has a problem with this site plan and wants to send it back to the applicant because the Conservation Commission has to approve the rerouting of the stream. Planning Director Mannarino stated that you cannot pipe streams under the Conservation Commission Regulations and that is what the applicant is proposing; the applicant must create the same type of natural stream that he is going to fill in. Because of the problem which was found with this plan concerning the stream, the appli- cant must go to the Conservation Commission first with his proposal and get approval before the Planning Board can review it. Motion: To make a negative recommendation on this plan because it lacks Conservation Commission approval. (Doucette - Flynn - All in favor) 5. Balcom Ridge Preliminary Subdivision Plan - 22 lots - Balcom Street Planning Director Mannarino stated that this proposed subdivision plan is located at Balcom and Jewell Streets and that it is close to the Wading River. This land will be divided into twenty-two (22) lots. He stated that the street is 1250 feet long and extends to two dead end cul-de-sacs. There is only one (1) entrance. The members of the Planning Board stated that this plan does not follow the Mansfield Subdivision Regulations and should be sent back to the applicant. Motion: To send this preliminary subdivision back to the applicant because it does not meet the Mansfield Subdivision Regulations pertaining to the length of the roadway being 650 feet and it should be stressed to the applicant that this is a major flaw in the plan. (Doucette - Boldrighini - All in favor) 6. Withdrawal of a "Form A" plan - L W M Homes Inc- Gilbert Street The Planning Board received a letter from the L. W. M. Homes, Inc., stating that they would like to withdraw a "Form A" plan which was sub- mitted by RIM Engineering on April 30, 1985. Planning Director Mannarino stated that this plan has not been before the Board and the applicants should receive a refund of $25.00 which is the fee for this plan. Planning Board's Minutes May 15, 1985 Page 5 Motion: To send a letter to the Town Clerk stating that the Board voted to return the $25.00 which is the fee for a "Form A" plan back to the applicant. (Boldrighini - Bachman - All in favor) 7. "Cabot Pond" restoration project review Planning Director Mannarino stated that the deadline for cleaning out this pond is October, 1985, and that the deadline isn't really close enough for any action to be taken; but he asked the Board if they would like to send a letter to the applicant requesting information as to what his schedule is, ask him how the project is going, and state the Board's concerns about the project. The Board agreed that a letter should be sent stating these facts. Motion: To send a letter to the applicant asking him how the project is going, ask him what his schedule is, and state the Board's concerns about the project. (Genatossio - Doucette - All in favor) 8. Around the Table Planner Boldrighini stated that the population of Mansfield at the present moment is 16,000 and if the growth continues as it is going, then the population may reach 28,000. He stated that the frontage of lots 'should be increased and this proposal should go to the Town Meeting and let the people vote on it so the Planning Board will know what the people want in the Town. Planner Flynn stated that the last time this proposal was brought before Town Meeting, it failed, and that maybe this was because there was not enough discussion about it and advertisement to inform the people of all the reasons behind this proposal. Planner Flynn also stated that the Board has to have reason to justify this change and she doesn't know if the Town growing too fast is reason enough. Planning Director Mannarino stated that this type of proposal takes a lot of study. Planner:Genatossio stated that the last time this proposal wasbrought up at Town Meeting it was over the concern of water protection. Planning Director Mannarino stated that there was not enough information at that time and that the Board should present its concerns about over population and the problems expanding Town utilities which would occur. He stated that the Board has to be very prepared. 9. Date of Next Meeting is May 22, 1985, at 7:30 P.M. 10. The Planning Board entered into a work session. 11. The meeting was adjourned at 10:15 P.M. , /� i.2, DATE