HomeMy WebLinkAboutPlanning 01/16/1980MANSFIELD PLANNING BOARD
AGENDA
January 16, 1980
1. Call to order 7:30 P. M.
2. Clerk's Report
a. Correspondence
b. Minutes of January 9, 1980
3. Warrant
4. Visitor's Agenda
8:00 P. M. - Industrial Development Commission - Industrial Zoning
8:30 P. M. - Ralph Maloon - Webster Street
8:45 P. M. - Richard Curley - Webster Street
9:00 P. M. - Margot Jellinek - Boro Sand & Stone
5. Old Business
a. Status of Plans
1) Americo P. Day - Unaccepted Street - Webster Street (1/30/80)
b. Work Program
6. New Business
a. Status of Plans
b. Correspondence
c. Public Discussion
d. Date for the next meeting
e. Around the Table
7. Adjournment
MANSFIELD PLANNING BOARD
MINUTES
January 16, 1980
Present: Chairman Parsons; Clerk Flynn
Planners: Morrison, White, Hartmann*, Kaufman*, Matoian*
Planning Director Maurer
1) Chairman Parsons called the meeting to order.
2) Clerk Flynn read correspondence from the following:
Letter from Robert Chavaree requesting the Board insert an article in
the annual Town Warrant for acceptance of Riverside Drive, Basin Street
and Union St. Ext. in Riverside Park Subdivision.
Copy of a letter to Thomas Bonome from the Conservation Commission
concerning the relocation of the Back Bay Brook.
Material from Americo P. Day, Jr. concerning the unaccepted street
subdivision off Webster Street documenting the legal rights of Americo
P. Day and Richard S. Blandori.
Letter from SRPEDD offering assistance on the water supply protection
program signed by Michael J. Medeiros.
*Planners Hartmann and Kaufman entered the meeting at this point.
Letter from Mass. Federation of Planning Boards Inc. thanking the Board
for their invitation to hold a Spring meeting at the Sheraton in
Mansfield. The meeting will be held at the Worcester State College.
Minutes of the Conservation Commission meeting of December 27, 1979.
Notice of hearing from the Attleboro Zoning Board of Appeals for hearings
on January 24, 1980 at 7:30 P.M. for Sarah Benjamin, Maxine Torman,
Richard J. & Charlotte C. Balbaton for a special permit to conduct a
Numismatics and Philatelist sale of currency, stamps and other related
items at 765 Newport Avenue. Application of Arthur M. Pacheco and Arthur
Realty for a special permit to construct 2 duplex apartment buildings at
35-37 Phillips St. Application of William R. Sharples to continue a
non -conforming manufacture of steel rule dies at 61-63 West Carpenter St.
Application of Pasquale & Mary Vacca, and James E. Jackson for a special
permit for a dentist's office at 2 Rathbun Willard Drive. Application
of George & Susan Lamarre for a special permit for the continuance of
a temporary special permit to operate a beauty shop at 11 Mary Street.
Application of Eugene Fontaine for a special permit to convert the existing
dwelling at 40 Orange Street to 3 family units. Application of Chemcon
Inc. for a special permit for the extension of a nonconforming structure,
Minutes
January 16, 1980
Page 2
and reduction of parking spaces to construct 2 additions to the building
at 30 Mann Street, South Attleboro.
Handout memorandum from the Planning Director concerning future industrial
zoning.
Board of Health minutes from November 27, 1979, November 14, 1979, Dec-
ember 5, 1979 and January 3, 1980.
Letter from the Town Engineer Anthony G. Stanzione to the Conservation
Commission concerning the drainage pipe on Plantingfield Road.
*Planner Matoian entered the meeting at this time.
Flyer from Means 1980 concerning cities and dates of construction seminars.
Notice of Special Permit Decision from the Norton Planning Board for
John J. Teixeira for the selling of fish & chips restaurant at 162
West Main Street. - Granted with conditions.
Notice of Special Permit Decision from the Norton Planning Board for
Francis J. Leroux for a restaurant at 164 West Main Street. - Granted
with conditions.
Decision from Attleboro Zoning Board of Appeals on the application of
Ronald F. and Kathleen M. Bouchard to approve a fence over 3 ft. in
height at 57 Robinson Ave. - Granted
Decision from Attleboro Zoning Board of Appeals on the application of
Jan. Co., Inc. for a special permit for an access driveway between
Washington Street and Newport Avenue at old Simpson Ave. layout.- Denied
Decision from Attleboro Zoning Board of Appeals on the application of
Russell DeTore and Lucille Thomas from a decision of the Inspector of
Buildings denying a permit to construct an addition to the building at
840 South Main Street. - Granted with restrictions.
3) Motion: To accept the minutes of the January 9, 1980 meeting as written.
(Hartmann - Flynn, all in favor) VOTED
4) Mr. Curley from Webster Street appeared before the Board and wanted to
know if the location of the septic systems was a requirement under the
subdivision control regulations. He noted he would like to see the ones
on the proposed lots on Perkins Avenue and Webster Street go into the
front yards. He was told the Board of Health makes that decision.
5) The Board reviewed the memorandum on Cluster Zoning that the Planning
Director submitted last week. Planning Director Maurer noted there are
substantial differences between the proposal considered by the Planning
Minutes
January 16, 1980
Page 3
Board and the one offered by the developer for land on Tremont Street.
The Town was talking construction of single family units on smaller
lots and he is talking multi -family units in density not to exceed
what you could put on regular lots. His was more a Planned Unit
Development with commercial rather than cluster. Cluster is just
smaller lots with the remaining land set aside for open space. Mr.
Maurer noted he has checked regulations in other Towns and has found
that the regulations proposed in Mansfield a few years ago are as strict
or stricter than others that are in effect.
Planner Kaufman questioned if someone had the right to grant a variance
to allow the Tremont Street developer to go ahead with his plans and
if it seemed to work out the By-law could be changed to include Cluster
and if it didn't work Cluster would not be put in the By-law. Planning
Director Maurer noted it is always better to change the By-law first
because then you have standards that the developer would have to follow
instead of letting him set his own standards that might not be as high
as the Town would like. Mr. Maurer noted a small area of the Town could
be rezoned for cluster without putting it in the whole Agriculture zone
to see how it works.
Clerk Flynn noted that she didn't feel that Cluster is of any value to the
Town because of the septic systems on smaller lots and possible problems
with the water recharge areas.
Motion: To put off consideration of Cluster Zoning indefinetely.
(Flynn - Matoian, Flynn, Matoian, Hartmann, Whitein favor;
Kaufman, Morrison opposed) VOTED
6) At 8:00 P. M. the Board welcomed members of the Mansfield Industrial
Development Commission including Ralph Seifert, Christy Vose, Anthony
Melchiorri, Ralph Sarro, Jr. and Karl Clemmey to the meeting.
Planning Director Maurer gave a summary to the gathering of a memorandum
prepared as a handout for the meeting on Future Industrial Zoning. He
noted there are presently 1556 acres of land zoned for Industry in Mansfield.
of a total of 12,650 acres in the Town for a total of 12% zoned for
Industry. He noted that the current assessed value of industry in Mansfield
is 17,541,900. Ralph Seifert stated the assessment figure would rise by
1.2 million dollars in 1980. Mr. Maurer also noted that 27% of the Town
is publicly owned land and that 50% of the vacant land in Town is questionable
for development and most of it is protected by Wetland Zoning. There are
roughly 4,000 acres of land remaining to be developed in Mansfield. He noted
it is up to the Planning Board and Industrial Development Commission how
that land is developed. About 1/2 of the industrially zoned land has been
developed. Mr. Maurer stated that if it is decided to zone:More land for
industry then the developer should be responsible for the cost of the
Minutes
January 16, 1980
Page 4
extension of municipal utilities. He also noted that wetland areas should
not be included in a rezoning proposal for industry.
IDC Chairman Seifert noted that they are concerned with the balanced growth
of the community, but stated that he did not have the official position of
the Board at this point. Mr. Seifert noted he feels the Town has a moral
commitment to Cabot, Cabot and Forbes to restrain like competition until
their park is finished, and that he would be reluctant to recommend to the
Board any additional industrial zoning at this time.
Member Ralph Sarro agreed and noted he would like to see restrictions to
keep industrialy zoned areas as nice as possible.
Member Christy Vose noted that his main concern is the balance between
industry and residential. He felt that residential is what we are looking
for right now, otherwise it might change the character of the community.
Member Tony Melchoirri noted that the extension of utilities is a big
factor and felt that there is enough industrial land available right now.
Member Karl Clemmey felt that if there is land that has utilities all
Boards should take a serious look at each situation, expecially land on
a highway, such as on South Main Street.
Chairman Parsons asked if the IDC has had pressure to have more land zoned
industrial? Chairman Seifert of the IDC said no that there is still land
available to be developed.
Chairman Parsons asked the IDC their feeling on the industrial land on
Branch Street along the Old Colony Railroad right-of-way on whether it
should remain industrial or what. Chairman Seifert noted they would put
it on their agenda to discuss at their next meeting.
Carl Nelson of Spring St. noted that the 50% of the industrial land that
remains to be developed is never going to be used for industry such as
the land on Gilbert St. in West Mansfield and the land on Branch Street.
He said he felt that the land on South Main Street would be ideal to be
zoned for industry, and it should be done this year.
Chairman Parsons noted the IDC should probably discuss the land on Gilbert
Street owned by Sweet Manufacturing that is zoned for industrial.
7) Ralph Maloon, Engineer for Americo P. Day and Richard Blandori appeared
before the Board to review the plan for the Webster Street unaccepted
street subdivision and to show the Board the changes made in the plan as
requested by the Board in their letter of December 20, 1979. The extension
f'
of the pavement to the existing pavement on Webster St. is shown. The
Minutes
January 16, 1980
Page 5
covenant has been filed with the Board and is referenced on the plan. The
existing limits of the wetland on Lot #257 are shown on the plan. The
engineer explained the drainage calculations to justify the size of the
drain lines. He noted there is a small area to be drained and that the road
and the lots are going to be raised to be built on. They are not going to
change the ground too much because it would affect abutting land. There
are 4 catch basins. The documentation on their legal rights to utilize
Perkins Ave. and Webster Street was submitted by Americo P. Day, Jr. Attorney.
Mr. Maloon explained that to put the development on Town sewer would involve
bringing in large amounts of fill because the sewer line on Central Street
is higher than the land in question. The only other possibility would be
to put a pump in and that wouldn't be practical for 6 homes. Mr. Maloon
noted that septic systems would cost the homeowner $2,000 each. Sewer
with the pump would be $4,000 per house. He noted that they have perced
3 lots and they were all excellent. The outside corner rounding where
Webster St. joins into Perkins Ave. is shown as a curvature on the plan.
The typical cross section shows the Cape Cod Berm on the plan. The drainage
headwall detail is shown on the plan. Planning Director Maurer suggested
that the documentation on the legal rights be turned over to Town Counsel
for his formal opinion.
The Board decided to meet at the site at 7:30 A.M. on Saturday, Jan. 19th
to view the site. Engineer Maloon stated he would have the area staked out
and be their to view it with the Board.
Mr. Curley of Webster St. noted that his main concern is the drainage and
the frontage on the street. He also noted that there is a difference of
almost one foot where the pavement joins the existing road. He noted that
should the road go in that will make a dangerous corner. He stated that
the water collects at that spot and there is no Town drainage there.
8) Mrs. Margot Jellinek appeared before the Board and stated that the water table
is very low right now and they shouldn't be doing pert tests at this point.
Mrs. Jellinek also spoke to the Board on the application of Boro Sand & Stone
for a gravel removal permit. She showed the Board plans of Boro Sand & Stone
of the area done in 1973 and a plan of the well and the berm that was taken
out. Also a map of the recharge area for the well. She stated that in 1976
the Town meeting voted to let Boro Sand & Stone take gravel out in the 400
ft. area of the well. She stated Mr. Rezza has had 3 extensions on this
permit and if he is allowed to take the gravel out the Town will lose the
95 well. She stated he has to drain.the swamp to get the gravel out.
9) Motion: To present the request for street acceptance for Riverside Drive,
Basin Street, Union Street Extension received from Robert E.
Chavaree to the Town Meeting.
(Hartmann - Matoian, all in favor) VOTED
Minutes
January 16, 1980
Page 6
10) Planning Director Maurer told the Board that the League of Women Voters
major concern in pond development is the indescriminate development of
ponds and the danger to the water table. They look at it as a loophole
in the gravel removal regulations. They feel that ponds should have a
sufficient flow of water through them so they won't be stagnant. They
also feel that ponds shouldn't be developed in water recharge areas.
Planning Director Maurer noted that the Board should either accept the
League's proposal; revise the existing regulations and make them stricter;
or decide that the existing regulations are adequate.
Planner Hartmann felt that the Board should either make no recommendation
or strengthen the regulations in recharge areas.
Mrs. Grace Genatossio from the League of Women Voters questioned if they
go tb recharge areas how would they govern recharge areas if a well was
shut down. She noted the League would also like to see the depth of the
ponds restricted. Mr. Genatossio noted that there are recharge areas and
lesser recharge areas over 80% of the Town.
It was decided to have the Planning Director compile background information
on his recommendation on the pond development proposal and to have Whitman
and Howard come in and talk to the Board.
11) The date for the next meeting was set for January 23, 1980.
12) Planner Morrison noted that he had driven through some new subdivisions
and found that the fire hydrants were poorly placed and hang over onto
the sidewalks. He also stated that the sidewalks in Canoe River Acres
are in terrible condition and there is a definite problem where they
cross the driveways. Planning Director Maurer noted that Canoe River
Acres was approved before the requirement was added to subdivision control
regulations that the sidewalk had to be level across the driveways.
13) It was decided to have Planning Director Maurer contact Michael Medeiros
of SRPEDD to bring his map of the acquifiers for the Board to view.
14) The meeting adjourned at 10:15 P. M.
Clerk
l o/ o
Date