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HomeMy WebLinkAboutPlanning 12/08/1976MANSFIELD PLANNING BOARD AGENDA December 8, 1976 1. Call to order (7:30 P.M.) 2. Clerk's Report a) Correspondence b) Minutes of December 1, 1976 3. Warrant 4. Workshop a) Comprehensive Planning Program* b) BusinessZoning c) Earth Removal d) Home Occupation e) Powers of Board of Appeals f) Securities for Subdivisions. 5. Date for next meeting 6. Around the Table 7. Adjournment *Please bring Comprehensive Planning Program to meeting for discussion on Development Policy Section Future Meetings: Wednesday, December 22, 1976 - 8:00 P.M. Preliminary Presentation by Downtown Development Committee MANSFIELD PLANNING BOARD MINUTES December 8, 1976 Present: Chairman Parsons, Clerk Tighe Planners: Hartmann, Lesuer, Mulcahy, Mahana* Planning Director Maurer 1. Letters were read from the following: Building Status Report for Month of November, 1976 Conservation Commission to Planning Board regarding Rumford River Estates Christian & Schromm to Planning Board regarding Village Estates Section I and III Conservation Commission to Richard Staples regarding pipe installation under driveways on School Street Planning Board to Mr. Jannello regarding restoration of Cabot Pond Planning Board to Board of Appeals regarding application of Albert Upham Planning Board to Board of Appeals regarding application of Patricia Robbins Planning Board to Board of Appeals regarding application of Paul Jodice. 2. Motion: To approve the Minutes of December 1, 1976 as presented. (Tighe-Lesuer, all in favor) VOTED 3. Motion: To approve the warrant of December 14, 1976 in the amount of $127.63. (Mulcahy -Hartmann, all in favor) VOTED 4. Board discussed the Rumford River Estates preliminary subdivision plan. It was noted that the only comments received back from departments and commissions was from the Conservation Commission and that the information contained in the letter from the Conservation Commission does not pertain to Hatch Act. Motion: To dissapprove the preliminary subdivision plan for Rumford River Estates for the following reasons: 1) Adequate provision has not been made for the connections to adjoining property. 2) It is difficult to determine the full design of all of the property since only a portion of the total development is shown. 3) The plan does not conform to the Zoning By-law as a permit for earth removal has not been granted. (Tighe -Mulcahy, all in favor) VOTED -2 - Minutes December 8, 1976 Board reviewed the Comprehensive Planning Program prepared in 1972, with particular emphasis on Section F- Development Policy. Planning Director Maurer noted that business was envisioned in the central area of Town, along the relocated Route 140, and at the east Mansfield common, and in West Mansfield in the vicinity of the Old Country Store. The Industrial zone was within the two industrial parks and along the airport. Residential zoning proposed higher density in the central area of Town and lower density with 30,000 square foot single family lots and medium density on 18,000 square foot lots in East and West Mansfield. This pattern of development would have yielded an ultimate population of around 39,000 people. There would have been three residential zones, one industrial zone and 1 business zone. All standards for business would be the same in all business areas. However, this was changed to go along with business that was in use when zoning was adopted. Board discussed the differences between the three business zones. Chairman Parsons suggested that they review the variances issued by the Board of Appeals for business uses in residential areas to determine exactly where business is needed. (Planner Mahana entered the meeting at this time.) Planning Director Maurer noted that he had handed out copies of the amendments to Chapter 808 of the Acts of 1975, which superceed the Massachusetts General Laws, Chapter 40 and that it is suggested that the powers of the Zoning Board of Appeals be changed to take away the powers to grant use variances. In this way they are only going to be concerned with dimensional variances. In this way, if someone 'wants a use change they have to go to Town Meeting. Planner Mahana noted that if this is done then it might discourage a manufacutrer from coming to Town by having to wait until Town Meeting. Planning Director Maurer noted that if they come up with a policy for future business zoning then the problem of people having to go before the Board of Appeals will not exist. Planner Mulcahy questioned what impact the relcoation of Route 140 will have on the Town. Planning Director Maurer noted that when Route 140 is constructed that the only acess to Route 140 will be at existing streets. He noted that if they are talkirtgof putting business along Route 140 there would have to be driveways that would come in to service these properties on Route 106 or else some kind of a service road' would have to be constructed parallel to Route 140 Clerk Tighe questioned if there was any type of ratio to be compared back to the growth as to what amount of business zoning is needed. It was noted that with the present zoning the ultimate population would be 27,000. _3_ Minutes December 8, 1976 Planner Lesuer questioned if the Planning Director felt there was enough business zoning in Town. Planning Director Maurer noted that he did not feel there was and that there is a good potential for more bu§ifiess within the downtown area such as the Fairfield Optical Property and take in a block back to Park Street. A second parcel to be looked at is up in the area of Sannie's and back to Eastman Ford as an automobile dealership is not compat- able in the downtown. With the Fairfield Optical property you could add about 30,000 square feet of business uses. Planning Director Maurer noted that there are other automobile dealerships on Route 106 in the downtown area and felt that perhaps they would develop an area for automobile dealership expansion. Planner Mahana felt that the abandoned railroad right of way should be used as either a parking area or for a one way street system, then the planning in the downtown area could be followed through. Clerk Tighe felt that the downtown area is a place to run quickly to get something quickly becuase of parking facilities and pompetetive prices. Planner Mahana requested the opinion of the Board, if they were concerned with the'Board of Appeals and if the authority of the Board of Appeals should be changed. Clerk tighe noted that he agreed with a statement that there is either something wrong with the zoning by-law or something wrong with the Board of Appeals and noted this could only be determined by a Town Meeting. Planner Mulcahy noted that they are self -helping problems and the Board of Appeals has been lienent with variances for business uses granted all over the Town. Planning Director Maurer noted that they would have to look at the implications involved if the powers are taken away from the Board of Appeals. He noted that the variances are happening because there is no other business area in town. However, if it is to be expanded, it should be done with standards. Clerk Tighe noted that the Comprehensive Planning Program points to the Route 140 area for business expansion and that if the present Board agrees to this then they will have the area set. Planner Mulcahy felt that they should not rezone the land along a proposed road when they don't evenknow where the road is going. Planning Director Maurer noted that the proposed zoning under the Comprehensive Planning Program there was no frontage requirement for business, but a setback requirement was made, which was to include parking. It was the consensus of the Board to consider the area along Route 140 for rezoning as proposed in the Comprehensive Planning Probram. The second area to be investigated is the area along Route 106 in East Mansfield. Planning Director Maurer to compile the standards that were proposed originally for business zoning in this area when the Comprehensive Planning Pnogram was prepared, for the next Planning Board mailing. Also the memorandum prepared regarding the rezoning of Route 106 to be included in the next mailing. -4 - Minutes December 8, 1976 Board discussed gravel removal. Planning Director Maurer noted that the provisions are stringent, except for the provision added for landscaping that was added on Town Meeting floor. To be discussed further at a future meeting. Board discussed the authority of the Board of Appeals. Clerk Tighe noted that he did not want there to be ill feelings between the Board of Appeals and the Planning Board, however there is either something wrong with the Zoning By-law or something wrong with the decisions of the Board of Appeals. He felt that the ultimate solution would be the Town Meeting. He noted that if they are going to go to the Town Meeting with a proposal thai will affect the Board of Appeals, then they should have a meeting with the Board of Appeals to discuss these. Planner Mahana noted that on eliminating the grantingn of use permits that he would take exception to some of the business variances. Chairman Parsons questioned if it would be advisable to go to the Board of Selectmen and get their opinion as to how the Planning Board interprets the Zoning By -.law as opposed to the Board of Appeals. Planning Director Maurer noted that the 3rd area of proposal for business zoning should be in the West Mansfield area, because they have just had a variance granted for a large parcel and they are now looking for more in the area of the Countyy<>Store. He noted that they have totally inadequate parking, and the variance that was received stated that they did not have to provide, off street parking, making the situation worse. 8. It was the consensus of the Board to hold the next Planning Board meeting on December 15, 1976 at 7:30 P.M. Mrs. Jellinek questioned if it would be possible for the Planning Board to have the big trailer trucks going North, if they could go Copeland Drive and up Route 106 instead of going through the center. It was noted that this proposal would have to be to the Selectmen and can only be done under a permit from the Department of Public Utilities. Planning Director Maurer to check into the procedures to be followed. 10. Board reviewed the list of Realty Trusts filed with the Town Clerk. 11. Clerk Tighe questioned the memorandum prepared by the Planning Director and noted that the consultant account of $1,454 was dropped and questioned where the money went to. It was noted that it went into free cash. 12. Meeting adjourned at 10:30 P.M. Clerk �. to