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HomeMy WebLinkAboutPlanning 05/31/1978MANSFIELD PLANNING BOARD AGENDA May 31, 1978 1. Call to order (7:30 P.M.) 2. Clerk's Report a. Correspondence b. Minutes of May 3, 1978 c. Minutes of May 17, 1978 3. Warrant 4. Visitors Agenda� 11 177 5. Old Business a. 1978-79 Work Program b. Status of Plans 1) Margaret Zaffini - Form A - Franklin Street ,9 ma e -,do_ Par k- 0err. Sw� C,�n c. Livable Cities Program 6. New Business a. Status of Plans 11 W.R. C. Properties - Form A - School St - 6/1/78 b, Correspondence c. Public Discussion d. Date for Next Meeting e. Around the Table 7. Ajdournment MANSFIELD PLANNING BOARD MINUTES May 31, 1978 Present: Chairman Parsons, Clerk Lesuer Planners: Hartmann, Matoian, Mahana, Grant* Mangiaratti* Planning Director Maurer 1. Letters were read from the following: Memorandum to Planning Board from Planning Director regarding Livable Cities Application Notice of Public Hearing from the Town of Norton regarding amendment to the Zoning By-law to comply to Chapter 808 Board of Health Minutes of May 10, 1978 Massachusetts Advocate Newsletter Building Inspector to James Antosca regarding permit for earth removal within the Camelot -at -Mansfield subdivision. Board of Appeals decision on the application of Ray Realty, Inc. -Granted Board of Appeals decision on the application of Jay Howland- granted Amendment to Board of Appeals decision on Camelot -at -Mansfield Board of Appeals decision on the application of Gray Realty Trust - denied Planning Board to Building Inspector regarding sign for Christian and Schromm in Village -Estates and also sign for sale of Firewood on School Street Planning Board to Margaret Zaffini regarding Form A plan for land on Franklin Street Planning Board to Peter O'Brien regarding site plan for Leon Grant Memorandum from Planning Director to Municipal Building Committee regarding proposed library site. Notice of Pildnning Board Public Hearing from City of Attleboro Planning Board to Building Inspector regarding Camelot -at -Mansfield. Notice of Hearing of Attleboro Planning Board. Board of Health Minutes of April 26, 1978 Board of Health Minutes of May 4, 1978 Board of Health Minutes of May 3, 1978 Minutes May 31, 1978 Page 2 2) Motion: To approve the Minutes of May 3, 1978 as amended. (Lesuer-Mahana, all in favor) VOTED 3) Board discussed the Minutes of May 17, 1978. Planner Mahana noted that they are the most comprehensive minutes that he has received since he has been on the Board and noted it was very commendable. Chairman Parsons noted that item 13 on Page 9 should reflect that Planner Grant left the meeting and did not participate in any discussion. Motion: To approve the Minutes of May 17, 1978 with the amendment to item 13 to read "Planner Grant left the meeting and did not participate in any discussion." (Matoian-Hartmann, all in favor) VOTED Planner Lesuer questioned if minutes of this length was really necessary as there are alot of things that are not really relevant. Chairman Parsons noted that they went through this at the last meeting in great length and they have come up with a method that will hopefully expedite the meeting and whether it will necessitate a recording and transcribing this complete that he is not sure. 4) Motion: To approve the warrant of June 6, 1978 in the amount of $87.53 for New England Telephone. (Lesuer-Matoian, all in favor) VOTED 5) Planner Mahana noted that the Board had 20 days to reply to a letter received by the Board of Selectmen from Town Counsel regarding the Nelson R.Docre court case. Clerk Lesuer read a copy of the letter from Town Counsel to the Board of Selectmen. It was noted that the letter states that the present and former members of the respective boards should not discuss this case among themselves unless counsel is present. 6) Board discussed the 1978-79 Work Program. Chairman Parsons noted that they had decided last meeting to table discussion until they had the opportunity to review the Planning Directors memorandum to the Town Manager. Planning Director Maurer noted that the Board has a copy of the memorandum sent to the Town Manager last April and that he talked with the Town Manager last Friday about the items listed and the Town Manager is in agreement with the list as presented. Planning Director Maurer noted that the Town Manager advised that there may be additional planning matters that come along that would be given to the Planning Director to get involved in and that it is the Town Manager's intention not to get the Planning Director involved in matters that are not planning related. Chairman Parsons noted that about two years ago the Board had a list of several projects to be completed and questioned if this list was still available. He noted that it was before the Downtown Development Committee was established and it referred to the Master Plan up -date and the downtown circulation and gravel removal were mentioned in this list. Chairman Parsons noted that much of what was on the list has already been accomplished but felt they should look at the list and see what progress Minutes May 31, 1978 Page 3 the Board has made in achieving these goals. Clerk Lesuer noted that it is the same with the Comprehensive Planning Program that they should check their goals with that. (Planner Grant entered the meeting at this time.) Planning Director Maurer noted that they should also evaluate the efforts of the Planning Program similar to what they did a few years ago to see what has been done, what is left to do, and what adjustments should be made. (Planner Mangiaratti entered the meeting at this time.) Planning Director Maurer felt that the Comprehensive Planning Program would be a good place to start and then pick up other areas to have detailed discussion. on. Chairman Parsons requested that the Planning Director supply them with the old comparison of the Comprehensive Planning Program. Chairman Parsons questimed: if there were any other items the Board wanted to have reviewed. Planner Mahana felt that they should go over the zoning By-law line by line and eliminate, add to, and whatever else needs to be done. Planner Grant agreed with this because he noted it is difficult for anyone to come into this Town and do anything. Planner Grant also suggested that a brief synopsis of what is required to get a building permit be prepared. He noted that it would be easy to put down the steps right from perc test down the line to make it alot easier for the builder and home owners to obtain a building permit. Planner Hartmann noted that the City of Woburn has this procedure, which lists all the requirements needed to obtain a permit, including sidelines and front yard dimensions. He noted that when you submit a plan to the Building Inspector that he goes down the list of about 40 items and checke them off if you comply and puts a question mark if more information is needed. Chairman Parsons questioned if this was something that the Building Inspector should do or the Planning Board. Planner Grant felt that the Building Inspector did not have the time to do this. Planner Hartmann noted that the list is also done through the Highway Department and Water and Sewer Departments for their requirements. Clerk Lesuer noted that in the minutes about 6 weeks ago a number of item had been brought up and some seemed valid to be worked on and felt that these should be rechecked. Planner Mahana questioned if it was possible over the next few months to assess the impact of thenew zoning on the Town and if the Board should try to get a feel as to whether it has helped, no difference, or deferred to the Town. Planning Director Maurer noted that this could be checked through the Building Permits. Planner Grant felt that it would be nice to get the minutes a few days ahead of the meeting. Chairman Parsons noted that this is off the agenda. Planning Director Maurer to pull out the old work program and prepare a list of items discussed a few weeks ago and the items discussed at this meeting. 70) Board reviewed the Form A Plan for Margaret Zaffini for land on Franklin Street. (Planner Grant left=the room.) Planning Director Maurer noted that the plan had been returned for the highwater mark and the flood elevation. Chairman Parsons questioned if they had to show the amount of buildable land. Planning Director Maurer noted that it is not a swamp area but a pond so the land shown is buildable outside the pond area. (Planner Grant returned to roam.) Motion: To approve the Form A Plan for Margaret Zaffini for land on Franklin Street. (Mangiaratti-Hartmann, all in favor) VOTED Edward Tartufo took the linens from the meeting. Minutes May 31, 1978 Page 4 8) Board signed the definitive subdivision plans as approved by the Board on April 26, 1978, for Granada Park off Pratt Street. 9) Planner Mahana questioned if a letter had been sent to the Building Inspector regarding the sign for Village Estates and the sign, for fire wood. Clerk Lesuer noted that it had been. Planner Mahana noted that the sign had not been removed from Village Estates. 10) Board reviewed the memorandum from the Planning Director to the Planning Board regarding.:the Livable Cities Application to the National Endowment for the Arts. Planner Grant questione d if this was the application that was turned down. Planning Director Maurer noted that it was originally turned down but could now be modified and re -submitted. Chairman Parsons questioned what had been changed on the application. Planning Director Maurer noted that the description had been changed and the total cost of the grant was still $13,000, however it was changed around so that the Town would receive some money for the preparation of the end product which would be a handbook that would be presented to each property owner whose property would be studied. He noted in order to do this they are allowing $2,000 for printing and reducing the amount that the consultant would get on the original proposal, which was $12,000 for contractural service and this is cut back to $11,000. Planning Director Maurer noted that in the original proposal they talked of looking at the entire downtown and now will only take one small area and do a more detailed study because the National Endownment for the Arts wants to see an end project to show other communities how it works. He noted that they would come up with a redesign, present the redesign to the property owners, and then give them a cost estimate. Clerk Lesuer questioned the reason the application had been refused. Planning Director Maurer noted that he felt it was because of the number of applications received because it was a form letter. Planning Director Maurer noted that the Planning Board and the Town is committed to make an effort in the downtown area and that the Town should try to get a benefit from receiving the grant from the Federal Government. He noted that this would be a way of getting some additional help based upon the grant. He noted that the proposal presented to the Board in his memorandum is only an overview of the entire proposal and that it requires alot more detail. He noted that the description of the project and the budget is what goes into the application part of the submittal and then they have to submit documentation and if the Board wants to proceed then he will put the additional information together and if they do not want to proceed then he will not bother. Planner Grant noted that within the Town of Mansfield they have the largest spectrum of builders and contractors. He noted that they have expertise of people living in the community who probably have a better idea of what it takes and costs to rebuild things. He noted that they have a downtown committee that has taken care of their zoning problems and it might be wise if they would solicit the contractor elements in Mansfield to assist the downtown commitee to help the people exprese their own ideas . Planner Grant noted it is nice to say we are getting from Uncle Sam but Uncle Sam is us. He felt that they have resources in this Town that they have not used. Minutes May 31, 1978 Page 5 Planner Grant noted that there are people on committees and in the Clerk of Works that are very capable and that there are architects, builders, and engineers right in the Town that would assist the Downtown Committee to help the people to improve their property, more so than someone who is an outside consultant. Chairman Parsons noted that what is lacking in the downtown is a scheme for the expertise and guidelines of someone With an architctural background. He noted that he has not seen people of the architectural expertise coming forward and offering their help. Planner Grant felt that maybe they should be propositioned and noted that they have never approached Barry Rosa or Ray Federici, who have the knowledge. He noted that the Town has all kinds of general contractors that can give a pretty good idea of what it would cost and where it is going. He noted that New England Security hired their own consultants. Planning Director Maurer noted that New England Security hired the consultants that were working with the Town and one of the things they are trying to do is get a coordinated effort. He noted that Mrs. Douglas, Mrs. Frasoli and the Fitzpatricks from Lord's Pharmacy came before the committee and talked to them and the Committee did not have anything to show them. He noted the proposal is to look at several buildings in detail and did not feel that a local architect is schooled for what the committee is looking at as Townscape Design is a special art Planning Director Maurernoted that Southworth Associates has worked considerably in this area and that his feeling was that if the Town is going to make an effort then they should try to get a grant for the work as it needs more than a local contractor to assist them. Planner Grant noted that he would hate to see the buildings on main street all look alike. He noted that all the owners can do is work within their limits financially and physically. He felt that you can see work that needs to be done on the main street without b6ing an architect or consultant. Planner Grant felt that possibly the Downtown Advisory Committee could greatly enhance their situation to go along with the property owners if they would have another arm within themselves that was made up of general contractors and engineers, or whatever is necessary to do the work. Planner Mangiaratti questioned if Planner Grant was against the application. Planner Grant noted that he was not against it. Planner Mangiaratti noted that if one of the out of Town consultants presents a proposal the Downtown advisory Committee may want to get local architects to see what is feasible but to get a complete comprehensive plan is going to require alot of work, more than what the Town has a right to ask a local developer to commit, and felt that they should get funding along this line. Planner Hartmann noted that he hated getting something from the government for nothing because it is going to cost in the end. He noted that it could end up a good scheme or a waste of $26,000 and it is a big gamble. Planner Grant noted that you also have to consider how the people up Town are going to feel. He noted that he usually gets information and scouts around for what he wants and it doesn't cost him anything. He noted that if the main street of Mansfield dies it is a black eye for everyone. He noted that he would like to see some bonified, educated, capable people within the community to work with the downtown development and pick over what consultants haveto offer. He noted that they seem to put people on the committee's that do not have any expertise in the field of their committee. Planner Grant felt that if the people with expertise were sought out then they would serve. Minutes May 31, 1978 Page 6 Chairman Parsons questioned when the deadline is for the application. Planning Director Maurer noted that he thought it was June 16th. Chairman Parsons noted that Thomas Associates was the ones that the Town was committed with in this application originally and questioned if the same committment applied in this situation. Planning Director Maurer noted that it was. Planner Mangiaratti questioned why the Town is making that commitment. Planning Director Maurer noted that they worked with the Town in preparing the application and met with him two weeks ago to go over revisions to meet the requirements in Washington. Clerk Lesuer questioned if there would be no pay for Thomas Associates if the grant is not received. Planning Director Maurer noted that this is correct. Planning Director Maurer noted that Thomas Associates worked with the Town in the preparation of the Comprehensive Planning Program and that Mrs. Thomas has worked with the Harvard groups that have done studies within the Town. Planner Mahana noted that he questioned very seriously the secretaries time of 25% and the Town Planning Directors time of 45%. Motion: Not to apply for this grant as it is going to be a mistatement on the application that the Planning Director is going to spend 45% of his time on the project. (Mahana) MOTION WITHDRAWN Planner Matoian questioned if this was just in the downtown area and if they ahe<going to try to design our town around some other town that this has worked in. Planning Director Maurer noted that it is just for downtown and that they will redesign the buildings that are already there and there will not be demolition and rebuilding so they all look alike. Planner Matoian noted that the ultimate incentive is going to lie with the property owners and until they can afford to and want to do it it is a waste of money. Planning Director Maurer noted that Chairman Parsons and Planner Mangiaratti are more familiar with the downtown effort then anyone else and when they started there was a member on the committee that said we are not going to get anywhere because people can not realize an increased income from improvements. He noted that one of the persons that said this was also Mr. Fitzpatrick of Lord's Pharmacy and he went and upgraded his property and found he could charge higher rents. He noted that under the grant the consultants would look at the property selected, evaluate the property and a cost of what the improvements would be then it is up to the property owner to say if that is what they want to do and make the investment. Chairman Parsons noted that Mr. Karl Clemmey has an appointment on the agenda and suggested postpone discussion on this application until they meet with Mr. Clemmey. 11) Board met with Karl Clemmey to review the plan for the removal of surplus material at 390 West Street. Mr. Clemmey presented the plan, which was his origianl site plan showing the buildings to be constructed, and noted that it shows the limits of cut. Mr. Clemmey questioned if he had to get an extension of his site plan approval. Planner Grant stated that he did not have to as there is no time limit after approval. Planning Director Maurer noted that they did not change the limit of cut to meet the 50 foot buffer as the top of the slope is not 50 feet from the property line. Mr. Clemmey stated that this was adjusted as the fence was moved in. Planner Minutes May 31, 1978 Page 7 Grant noted that the landscape buffer only has to be densely planted enough Ao hide anything that is going on in the yard. Mr. Clemmey noted that he has stayed within the Industrial Zone and that the fence is not a requirement but he will do this for his neighbors. Planner Mangiaratti questioned the procedure under the new by-law for earth removal. Planner Grant noted that they have to make a recommendation to the Building Inspector. Mr. Clemmey noted that the entire yard is enclosed with a chain link fence, and at the top of the embankment he put a stockade fence along the property line. Chairman Parsons questioned how this was going to drain. Mr. Clemmey noted that it is all gravel witha piped drainage system. He noted that the complete front is paved and that there is not a drop of oil on the ground. He noted that he would not have any water problems at all as it is solid gravel. Planner Mangiaratti read the new provisions for Earth Removal as adopted at the 1978 Annual Town Meeting. Motion: To recommend to the Building INspector that he issue a removal of surplus material permit to Mr. Clemmey at 390 West Street. (Grant-Matoian, all in favor) VOTED Planning Director Maurer noted that what the Board has to°look at is it a is surplus material operation or an earth removal project. He noted that it is an expansion of an industrial use. Planning Director Maurer noted that he felt it is surplus material and that the Board should consider if it is 50 feet from abutting property or not. Planner Grant felt that everyone understands the 50 foot setback in the industrial area and the only thing that has to be considered is should he be allowed to remove the material. J Planner Grant noted that the way it is sloped now it would allow for the storage of an additional 50 cars. Chairman Parsons questioned if the trucks would leave through the existing driveway. Mr. Clemmey noted that they would. 12) Board continued discussion on the Eivabl)e Cities Application. Planner Mahana again noted that he questioned the time of the Planning Director and the secretary as he did not intend to be part of the Planning Director having to hire someone else. Planning Director Maurer noted that going back on the commitment that the Planning Board has to the Town on the downtown project that there is going to be a substantial amount of time invested by himself and the secretary within the downtown area. He noted in previous years that there have been major projects he has worked on and the secretary has worked with him. He noted that the last one was the sewer and they are ready to get final approval so he will not be needed on that project. He felt that the Town should use the opportunity to have professional people do this work. He felt that the Town is going to be spendnlhgg the time on this project whether or not they get the grant. Planner Mahana noted that when the first Town Hall was built everyone said they wanted a colonial design. He noted that thereis no such thing as a colonial design and questioned who they self-styled experts whee that the Planning Director was trying to push on the Town. Planning Director Maurer noted that he is not trying to push anyone on the Town. Planner Mahana noted that the Planning Director now has 45% of his time to devote to this so for the last year the Planning Director has had 45% of his time doing nothing. Planning Director Maurer noted that over 45% of his time was spent on the sewer and that now they are getting the grant the need for him to be involved in the sewer is not there any more because it shifts over to the engineer now. He noted that the major amount of his time that in prior years has been spent on other things should now be spent downtown. Minutes May 31, 1978 Page 8 Planner Grant questioned if the Town is going to be subsidized for the salaries. Planning Director Maurer noted that assuming the consultants were not involved at all, 45% of his time and 25% of the secretaries time is what it would cost the tlh� town for the work. He noted that from January 1979 to the end of the year the major emphasis in the downtown area will be for the redesign of the buildings within the downtown area if the grant is received. He noted that if they do not get the grant the major emphasis will be on other areas in the downtown. Planner Matoian questioned what are the basic requirements to qualify for the grant and if there is another way to set it up. Planning Director Maurer noted that the requirements are that it has to be a usable product that someone can take and use so that they are giving something to the individual property owners. He noted that it is also a demonstration project so the results have to be available to other people within the downtown area. Planner Matoian questioned who makes the decision on how the money will be spent. Planning Director Maurer noted that it will be up to the Planning Board because they have to enter into a contract with the consultant. Planner Matoian questioned why they can't take the $26,000 and give it to 26 property owners at $1,000 each, as either way ,you are just blowing the money. Planner Mangiaratti noted that they do not give the Town the money it is to prepare a study. Clerk Lesuer noted that $1,000 per building would not do as much good as having the study first for planning and thought. Motion: Not to apply for the grant. (Mahana-Grant Amendment to Motipn: Not to apply for the grant as of today but maybe next week and for the Planning Director to get ahold of material for a comprehensive plan that has worked somewhere else for the Board's review, by these consultants. (Mahana-Grant, Hartmann, Matoian in favor, Lesuer, Mangiaratti opposed) VOTED Clerk Lesuer noted that they have allocated X amount of money for these projects and the money will just be granted to anotherTown so their taxes aren't going to go up or down and the Town should take the opportunity to get the funds. Planner Grant noted that he would like to have the people that are working with the Planning Director bring in some information to show it has worked in other places. Planner Mangiaratti noted that at some other time the Board made a decision to have these consultants and the Town is committed. Planner Grant noted that he did not want to be locked into one consultant. Chairman Parsons noted that it was decided by the Board last October to have these consultants. Clerk Lesuer questioned if the Board waited another week if the Planning Director could still have time to prepare the application. Planning Director Maurer noted that if the Board delays it a week that he would proceed as if they are going to approve it and continue on with the work because the additional work has to be done. Planner Mahana noted that he is against the Planning Directors time of 45%. Planner Mangiaratti questioned what the Planning Director's time had to do with having Thomas Associates. Planner Hartmann notdd that Thomas Associates had failed the first time and now it is a whole new ball game. Planner Mangaratti felt that if the application is resubmitted than they should stay with Thomas Associates as they did the original work in preparing the application. Minutes May 31, 1978 Page 9 13) Board reviewed the Form A Plan for W.R.C. Properties, Inc. (Planner Hartmann left the meeting and did not participate in any discussion.) Chairman Parsons noted that the application does not refer to Acorn Manufacturing as abutting the property. Planning Director Maurer noted that this is a Land Court Plan that was signed by the Board previously, however, the attorneys for the applicant had misplaced the plan. Motion: To approve the Form A Plan for W.R.C. Properties, Inc. for land on West Street. (Grant-Mahana, all in favor) VOTED 14) Mrs. Jellinek noted that the Board had read a memorandum from the Planning Director regarding the library site and questioned who had designed a Civil Engineer plan Planning Director Maurer noted that the plan was designed by Shevelair associates, based upon the topographic plans submitted by David Grant who surveyed the property, and the plans were dated May 5, 1978 Mrs. Jellinek noted that this date was after town meeting and discussed the possibility of the land being in the flood plain area. 15) It was the consensus of the Board to hold the next Planning Board meeting on June 7, 1978. Chairman Parsons questioned if they could meet at 8:00 p.m. instead of 7:30 p.m. for the summer. The Board was in agreement with this. 16) Planner Grant noted that it was a pleasure getting the minutes a few days ahead of time. , Clerk