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HomeMy WebLinkAboutPlanning 08/11/1976MANSFIELD PLANNING BOARD AGENDA August 11, 1976 1. Call to order (7:30 P.M.) 2. Clerk's Report a. Correspondence b. Minutes of August 4, 1976 3. Warrant 4. Workshop Meeting a. Cluster Development* b. Business Zoning* 5. New Business a. Public Discussion b. Date for Next Meeting c. Around the Table 6. Adjournment *Material Previously Sent Out MANSFIELD PLANNING BOARD MINUTES August 11, 1976 Present: Clerk Tighe Planners: Parsons, Mahana, Mulcahy Planning Director Maurer 1. Motion: To appoint Planner Parsons Acting Chairman. (Tighe-Mahana, all in favor) VOTED 2. Letters were read from the following: Newsletter from Massachusetts Department of Community Affairs, Office of Local Assistance Newsletter from Bristol Conservation District Newsletter from SRPEDD regarding Zoning Change Notices Cooperative Extension Service notice of Farm Tour Planning Board to Board of Selectmen regarding Vacancy on Planning Board Planning Board to Norman Gray regarding Cluster Development Planning Board to James Grady regarding Circle C Estates 3. Motion: To approve the Minutes of August 4, 1976 as presented. (Tighe -Mulcahy, all in favor) VOTED 4. Motion: To approve the warrant of Au ust 17, 1976 in the amount of $45.00. (Tighe -Mulcahy, all in favor VOTED 5. Board discussed the 1973 proposed provision for Cluster Development. Clerk Tighe noted that the first question to face was does the Board want Cluster Development. He noted that there is no sense in working out a zoning by-law if they really don't want it and are not going to support it. He felt that the first item was to get a consensus of the Board as to if they want Cluster Development. Planner Mulcahy noted that the book was worthwile reading on Cluster Development however, he was in favor of 2 1/2 acre lots as the more space they have between houses the less noise you would have. He noted that this was his feeling before reading the book and still is his feeling. Clerk Tighe questioned if Planner Mulcahy had any objection to the Town in general having Cluster Development other than the people who will move into it, in other words, do you think it would be good or bad for the Town. Planner Mulcahy noted that if there is not a minimum standard for building these houses that they are going to get a group of people that can't afford much. He noted that you are going to get people who are used to living in 30,000 square foot lots and now it will be 18,000 square foot lots. He noted his concern with the type ofpeople who will be living in these homes. -2 - Minutes August 11, 1976 Planning Director Maurer questioned if Planner Mulcahy felt that it would increase the rate of growth. Planner Mulcahy felt that it would not. Planner Mahanafelt that it would, and that the Cluster Development is only beneficial to the develivper and not to the Town. Acting Chairman Parsons noted that in Duxbury they had development where the bigger the lot the bigger the house and they learned that the bigger the houses the more bedrooms and, therefore the population was increasing. He noted that they have now introduced Cluster and Planned Unit Development and are controlling the number of bedrooms allowed in each development. Planning Director Maurer noted that Duxbury has impact statements and one of the questions on the statement is the number of children that would be generated from each house. He noted that they also have the ability to phase the development. Acting Chairman Parsons noted that it was his understanding that the developments were going to pay for themselves with the taxes that would be coming from them. Planner Mulcahy questioned who owned the land that was set aside. Planning Director Maurer noted that it would be owned by the Town. Planner Mulcahy questioned if anyone in theTown could use it or if it just belonged for use of the persons in the development. It was noted that the provision presented in 1973 gave 2 options; one for common ownership to be used by the residents in the development and the other it would be deeded to the Town. Clerk Tighe noted that he was in favor of the Cluster Development concept, but he was not in favor of the plan which Mr. Gray had brought into the Board as it should be tied into the towns overall plan for land preservation and not to what the developers feel like giving. Planner Mahana questioned if the Board wanted, at the next workshop meeting, to have the Conservation Commission and the Great Woods Study Committee meet with the Board and get their idea on it. Clerk Tighe felt that it would be less confusing to have the Chairman of these committees rather thahrthe whole committee. He felt that it would accomplish more. Planner Mahana noted that he could not see any benefit to the Town unless they corporate the land that the other Committees are interested in. Planner Mahana felt that the meeting should also include theRecreation Commission. Planner Mulcahy noted that the cluster developments that have been developed in the mid -west have been successful. Board requested Planning Director Maurer to see if there was a more up -dated book on the results of the Cluster Developments in this area for the board to review to see how successful they are to the Town's in this area. It was the consensus of the Board to set up a meeting, for workshop purposes, with the Chairmen of the Conservation Commission, Recreation Commission and the Great Woods Study Committee. Acting Chairman Parsons felt that he was in favor bf the general concept but not dividing up prim land, and felt that it should be for the purpose of preserving land, thereby making a more estheticdevelopment. He felt that the saving to the Town in maintenance of utilities would have to be demonstrated to him. Planner Mahana questioned if it was legal to incorporate into the provisions that no variances could be given for side yard dimensions for additions. It was noted that this could not be done. _3® Minutes August 11, 1976 Planning Director Maurer noted that there is a overall plan for conservation land acquisition, which is discussed in detail and shown as part of the Planning Program and is carried out through the Conservation Commisssion. He noted that it is essentially the acquisition of land along the rivers and in the Great Woods area. Clerk Tighe questioned the extension of municipal services out to the Cluster Development. It was noted that in most areas the only service not provided for already is sewer and there is a provision in the regulations for on site sewerage disposal. Clerk Tighe felt that the provisions should require a statement from the Conservation Commission or the Recreation Commission that the open space ties into their land preservation plan. Clerk Tighe felt that the provision should require that the Town Counsel review all documents for the ownership association for open space not deeded to the Town. Planning Director Maurer noted that the ownership association would have to be set up prior to the approval of the cluster development. Clerk Tighe felt that if an association is set up that it would be up to Town Counsel to see that the Town is protected. Planner Mahana felt that it was not fair that all 20,000 square feet has to be buildableland. Planning Director Maurer noted that if it was a conventional development they would need 25,000 square feet of buildable land on a 30,000 square foot lot. Clerk Tighe noted that there are mathematical computations for density regulations and felt that the Board might want to consider this if they start revising the proposal. Clerk Tighe noted that in the proposal under Item g. on page 5 the Planning Board is going to tell the Building Inspector that the open space is suitable as to size and location and felt that the suitability of the open space should be tied into some existing open space plan. Clerk Tighe questioned accessory buildings on open space. Clerk Tighe questioned if a ownership associations is set up and they do not maintain the land, what could the Town do about it. He felt that in this stage of planning something should be done to see that the land was properly taken care of. 6. Board discussed Business Zoning. Clerk Tighe noted that he was pushing this since Town Meeting because he felt embarrased at the Town Meeting because of the proposal of Mr. Clemmey to rezone land on Route 106 and the proposal of Mr. Currivan to rezone, land on Route 140, both of which the Board was opposed to and that the people wanted business areas were turning to the Board asking where they could have Business C and the Planning Board had no response. He felt that the Board should give the matter some consideration as to where automobile dealers and used automobile dealers were going to go. He noted that he did not have any answers to the problem but felt the Board should come up with something. -4 - Minutes August 11, 1976 Planning Director Maurer noted that there was alot of discussion in the Planning Program as to where business would go, such as along Route 140 when it is relocated and at the intersection of School Street and the proposed Route 140, and another area was to increase the business potential in East and West Mansfield, such as the area around the Old Country Store in West Mansfield. He noted that in these last two areas ,you would generate localized business in which to serve the residents. Planning Director Maurer suggested that the Board look at the policy that was proposed 3 or 4 years ago. He noted that locations discussed in this plan was improvement to the Downtown Area, expanding along Copeland Drive and relocated Route 140, and then down further on School Street. Board discussed the possibility of having one business area for all business uses. Planner Mahana felt that he would like to see a blanket business zone. Planning Director Maurer noted that for this type of zoning there would have to be standards for off street parking, setback requirements, lighting standards, and this type of thing. Acting Chairman Parsons questioned the advantages of this type of zoning. Planning Director Maurer noted that it is not the use that is'i(nportant but the standards that are put on the site. It was the consensus of the Board to have Planning Director Maurer draw up some site standards. Clerk Tighe noted that he was in favor with the original plan for the location of business zones and noted that he would like to know where the lines were going to be and felt that it should include the interchange at South Main Street. He felt that he could make a better decision on what type of uses for the area after they decide on an area. Acting Chairman Parsons noted that they would first have to decide if they are going to go!, on the siteplan one zone concept or if they are going with the ABC zoning. Planner Mulcahy felt that they would not need any further business zoning as he felt when Homart is built that clot of the business in the area will be closing. Planning Director Maurer questioned if the relocated Route 140 area or Route 106 area was where the Board wanted to look at business. It was noted that a business on Route 140 wouldnot be able to enter or exit on to the new Route 140. Acting Chairman Parsons suggested that, at this time, they allow the downtown development committee to come up with a proposal for the downtown area and that the Board direct their attention to the outlying areas. Planning Director Maurer noted that the Board, as it exists, there is no one present when discussion was on the Comprehensive Planning Program, He noted that at the time of the preparation of the program they looked at the Town for future development, with the zoning that was in effect and the one that was being projected. He noted that they were talking of a population of 35,000 people. However, if they go with the zoning that was recently adopted, primarily single family houses, it could cut the density to 22,000 people as an(ultimate population. He noted that there was a set of standards in the Comprehensive Planning Program. Since the population is cut back, they may want to cut back on the proposed business at that time. Planning Director Maurer to get the background information from the Comprehensive Planning Program. ®5 - Minutes August 11, 1976 7. Board discussed the new list of persons interested in serving on the Planning Board. Planner Mahana noted he would discuss the vacancy with Rodney Plourde. 8. Acting Chairman Parsons noted that the Town Manager had presented the recommendations of Camp, Dresser, McKee regarding the sewer lift station for Riverside Park. The recommendation noted that ejector pumps are okay, but it should be in a concrete housing. Motion: To recommend to the Board of Selectmen that they allow the ejector system for the sewer lift station for Riverside Park provided it is in concrete housing as recommended by Camp, Dresser, McKee, and that the Planning Board suggests that this be incorporated in the standards for the sewer lift specifications. (Tighe'-Mahana, all in favor) VOTED 9, Mrs, Jellinek noted that in their discussion of Cluster Development that the most important thing is that you shorten the frontage. She noted that Mansfield's water table is higher than in other towns and that they have on site sewer systems and they will saturate the ground with the leaching fields as the leaching fields will be too close. 10. Clerk Tighe questioned if the secretary had.contacted Planner Wellington and Planner Latham for a date for dinner. It was noted that she hdd been unable to reach them. 11. Clerk Tighe questioned when the Capital Improvement Program Committee will be meeting as they were supposed to start meeting the wbek of August 7, 1976. Planning Director Maurer noted that the Town Manager is only planning on one meeting to discuss the major projects and that in September they will start meeting on Thursday evenings. 12. Planning Director Maurer advised the Board that there was an announcement in the paper that the Town got the $100,000 grant for the Back Bay Brook Project. He noted that the first phase of the project will be bid on August 24, 1976 and the Town engineer will continue the project on with the $100,000 grant. He noted that the Town is now looking for Projects that can be done under the Public Works Grant such as items under the Capital Improvement Program which was not voted by Town meeting, such as water main extension, sidewalk improvements, additional drainage wark, etc. He noted that he w" does not know if the Town will be eligible because of the low unemployment rate. 13. Planning Director Maurer advised the Board that regarding the slope on the Circle C Estates subdivision, he has talked with RIM engineering and he was hopeful of having this taken care of Monday and now Ralph Maloon is sick and they are going to mark along the slopes where the bottom- of the slope should come in a 4:1 slope, He noted that any problems in the area will be taken care of as the equipment is there. 14. Board discussed the date for their next meeting. Planner Mulcahy noted that he would be unable to attend the August 18th meeting. It was the consensus of the Board to hold the next Planning Board meetingon August 25, 1976 at 7:30 P.M. -6 - Minutes August 11, 1976 15. Board reviewed the Form A Plan for Franklyn Allen for land on Ware Street. It was noted that Mr. Allen does not own all of the property as shown on the plan as some of the lots have been sold. It was noted that the owners of record would have to be shown on the lots and the description of the Form A application would have to be changed accordingly. Planning Director Maurer felt that the reference to the Hatch Act approval should be shown on the plan and that the easement to the brook should be shown on the plan. Motion: To return the Form A Plan to Frank Allen for land on Ware Street for the following corrections: a) Owners of the abutting lots. b) Correction of the description of the Form A application. c) Reference to the Hatch Act approval to be shown on the plan. d) Brook to be shown in an easement. (Tighe -Mulcahy, all in favor) VOTED I 16. Meeting adjourned. e 7