HomeMy WebLinkAboutPlanning 06/19/1974f
MANSFIELD PLANNING BOARD
AGENDA I
June 19, 197+
1. Call to Order i(7:30 P.M.)
2. Clerk's Report
a. Correspondence
b. Minutes of June 12, 1974
3. Warrant
4. Status of Plans
a. Riverside Park - Def. -Riverside Dr. - ;6/19/74
b. Woodland Park - Prelim.:- Smiley Ave. - 7/22/74
c. Wading River Park - Prelim. - West/Gilbert Sts. 7/30/74
d. Robert Rizzo - Prelim. Lot Plan - Carriage Lane/Saddle Ridge Lane
e.- Karl Clemmey - Site Plan Approval - West St. 6/26/74
f. Albert Bruun - Form A - Tremont St. - 6/25/74'
g. Julius Jenquenin - Form A - Essex St. — 6/27/74'
5. Workshop Meeting
a. Board of Health Revised Regulations
b. Sewer Lift Station Specifications
c. Proposed Zoning Amendments
i
d. Street Acceptance Program
6. Around the Table
7. Adjournment
*Bring Health Regulations handed out at previous meeting
6
MANSFIELD PLANNING BOARD
a
MINUTES
June 19, 197+ `
Present: Chairman Zaffini, Clerk Grant
Planners: Latham, MacFarlane, Dunn, Wellington, Parsons
Planning Director Maurer
1. Letters were read from the following:
Mr. Robert Ciravaree, to Planning Board regarding intention of meeting
with the Conservation Commission to discuss Cabot Pond property. -
Town Manager to All Department Heads regarding outstanding bills for
close of budget of June 30, 1974. (Planning Director Maurer informed
the Board that the only outstanding bills they have are for 'New
England Telephone and the Mansfield Press. it was the consensus of the
Board to contact the Mansfield Press to _get the bill in on time.)
Conservation Commission to Mr. Charles Boutas regarding subdivision
plan named Green Acres, located off Maple Street.
Brockton Taunton Gas Comapny to 'Planning Board regarding Gas line
Installation in Francis Avenue.
Mansfield Municipal Electric Department to Planning Board regarding
installation of gas lines on Francis Avenue in relation to the
electric installations.
Planning Board to New England Telephone Co. regarding telephone
installation in Francis Avenue.
Planning Board to Building ;inspector regarding release of lots in:
Elw400d Park.
Planning Board to Owens-Illinois, 'Inc. regarding retention area�and
fencing.
Planning Board to Board of Appeals_ regarding application of the Connor
Store, Inc. for expansion of a non -conforming use.
Planning Board to the Board of Appeals regarding the application of
William J. Couture,
Planning Board to Robert Chevaree regarding the definitive subdivision
plan for Riverside Park.
Planning Burd to Robert Rizzo regarding the plan for
Carriage Lane and Saddle Ridge Road.
Planning Board to Ryan -Elliot & Company regarding the
the bond for Francis Avenue.
land off of
release of
e
Mi nutes
June '19, 1974
Building Inspector to John G. Walsh regarding Earth Removal Application
for land on Elm Street.
Building Inspector to Allan Willis regarding Earth Removal Application
for land on Willow Street.
Building Inspector to Carl 'Nelson regarding Earth Removal Application
for land on Williams Street.
Building inspector to Mr. John P. Smith regarding Earth Removal Application
on Balcom Street.
Reinhardt Associates, Inc. (Architects for the Mansfield Housing for the
Elderly) to the Planning Board regarding width of the tree belt in the
proposed Housing for the Elderly 667-2.
Iddings & Kalis to Planning Board regarding Farley Property - Lot 50,
on Darby Drive.
Southeast Region Cooperative Extension Service June 10, 1974
Community Resource Development - A Massachusetts Heritage - March, 1974.
Planning and Zoning Newsletter June 1974.'
2. Board reviewed the minutes of June :120 1974 and noted the following:
Item 25 to read: Motion: That the solution for the fencing around
the petroleum area be solved by one of the three following alternatives:
1. Fence it the way the Planning Board originally requested.
2. Pipe it for the complete length .of the easement and place trash
racks at either end. The responsibility for maintenance of the
trash racks would be for Owens-illinios
3. Three pieces of pipe in as you suggested with trash racks located
in the upstream and downstream side and that Owens-Illinois would
be required to maintain the trash racks as well as the 'open ditch
between the three pieces of pipe.
(Wellington -Grant, all in favor) VOTED
Motion: To approve the minutes of June 12, 1974 as amended.
(Wellington -Grant, all in favor) VOTED
3. Board reviewed the Form A Plan for Julius Jeanquenin for land on Essex
Street. It was noted that the zoning had been added as requested and the
Form A application was submitted.
Motion: To sign the Form A Plan for Julius Jeanquenin for land on
Essex Street.
e;,,.. (Wellington -Grant, all in favor) VOTED
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Minutes
June
19, 1974
4.
Board,' reviewed the Definitive Plan for Riverside Park Subdivision off
of 'Benefit Street. Planner Wellington noted :that the contours on sheet
1 of 2 were still incorrect. Clerk Grant read the<letter -from the -
Planning Board to Mr. Chavaree and it was noted that everything was "
complied'with..pXcept the engineering discrepancies relating to the
contours and the letter received from Mr. Chavaree did not state
his intention to deed his rights to Cabot Pond, with the exception
of the gravel to the Conservation Commission. Planner Wellington
noted that there were still 132 foot contours hooking into =130 foot
contours and that the drainage easement on lot it was to be changed
to the lot line.
Motion: To reject the plan:until the contours are properly completed
and a letter of intent to deed his rights to Cabot Pond,
with the exception of the gravel, to the Conservation Commission
is received by the, Planning Board.
(Latham -Parsons, all in favor) VOTED
Planning Director Maurer questioned if the Planning Board was asking
for the deed to the propertybefore the plan was signed, or if a letter
of intent was sufficient. 'Planner Grant advised that the 'Planning Board
check with the Conservation Commission to make sure they get a copy of
the plan. Planning Director;' Maurer noted that they would be receiving
a copy of the plan as several lots will require Hatch Act approval.
It -was the consensus of the :Board to get a 'letter from Mr. Chavaree
a`
stating that he intends to grant to the Conservation Commission the
rights to Cabot Pond with the exception of the gravel, at no fee.
5.
Board signed the Form A plan for Albert Bruun for land on Tremont
Street as voted last week.
6.
Board reviewed the Form A Plan for Ruth B. Carl and Edwarl F. Carl for
land on School Street. Planner Wellington noted that ther4fi not have
the name of the owner of the property as required by the iianning Board.
Planning Director Maurer informed the Board that the plan had been signed
back In October of 1972 but :was not filed with the ',Registry of Deeds in
time so they are submitting a new plan.
Pian returned to have the name of the owner added.
7.
Board reviewed the Form A Plan for the Mansfield Housing Authority -
for land on Pratt Street. It was noted that the land noted as Paul
Schmid is now Owens-Illinois and the Board questioned other abuttors.
Plan returned as the abuttors are not consistant with the abuttors list
as of January 1, 1974.
8.
Board reviewed the proposed Board of Health Regulations. Planning Director
Maurer noted that most of the items are repetitious to the requirements of
the Planning Board, Chairman Zaffini ,stated that he felt they did not
need items 3a.,b,c,d„e„f,,j,,and 5, however felt they should have, under
1
Item 3 - g.,h, and li .
Motion: To write a letter to the of Health saying that the Planning
,Board
Board has reviewed the proposed changes to their regulations and
feet that the items should be written up referring to the
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Minutes
,lune 19, 1974
Subdivision Control Laws plus what the Board of Health
requires in addition, such as items 3gj3h, 3i, and items 6 and 7.
(Wellington-macrariane, all in favor) VOTED.
Board reviewed the Sewer Lift Station Specifications. Planner Wellington
questioned if they wanted Boydco or 'a buried wet well or a buried
pump station. Planning Director Maurer stated that Mr. Cahoon, Superintendent
of the Water Department, wanted the Boydco and that the spetifications
were that of the Boydco system. Planner Wellington noted that they would
be limiting themselves to one manufacturer as there is no other manufacturer
that makes square systems. PlannerWellington noted the following changes
that would have to be made to the Specifications as shown:
A. -Under pumps, Page, 2 - It is not a complete sentence. It should
read "the unit shall contain...."
b. Pipes, first paragraph 4th line - should read one (1) foot and not
one (1) inch.
c. Controls, page 3, paragraph 2 -:Does not tell what the alarms is to
tell you. It could be for a power failure or if the water reaches
the high water mark.
d. Accessories, page 4 - It might be wise to provide two running time F
meters and also an automatic greasing device.
e. Emergency Generator - is the emergency generator in a compartment
by itself, b4cause if it is propane gas it has to be ventilated.
Planning Director Maurer felt that '!Accessories" should be changed to
"Required Equipment".
f. Page 5, the last sentence - the wet well will also require an
entrance tube as well as the station.
Planner Wellington noted thathe has corrected whatiswritten bgtt, he is
not satisfied with it and felt that they z.should change the dimensions
to include a circular system. Planner Wellington stated that the
dimensions could be filled in to read 5 x 10 and 8 feet high for a
square wet well or 8 feet in diameter and 8 feet high for a circular l
system. Planner Wellington also felt that a table should be drawn up
to refer to for different size developments based on the number of
gallons to be pumped. Planner Parsons stated that the felt the specifications
should be made for different manufactures of pumps. Planner, Wellington
stated that this is the most important item to have`consistant so that
the Town can stock parts and repair the pumps themselves. Planner
Wellington noted that the electrical controls should also be standard.
Planner MacFarlane questioned if they had a 'right to hold it to one
manufacturer for the pumps in case they had to be put out to bid, i
It was noted that ,this was the case with other equipment in the Town.
Planner Wellington noted that also on Page ,2 under Pumps they should
specify the diameter of spheres, to. be passed.`
9.
Subdivision Control Laws plus what the Board of Health
requires in addition, such as items 3gj3h, 3i, and items 6 and 7.
(Wellington-macrariane, all in favor) VOTED.
Board reviewed the Sewer Lift Station Specifications. Planner Wellington
questioned if they wanted Boydco or 'a buried wet well or a buried
pump station. Planning Director Maurer stated that Mr. Cahoon, Superintendent
of the Water Department, wanted the Boydco and that the spetifications
were that of the Boydco system. Planner Wellington noted that they would
be limiting themselves to one manufacturer as there is no other manufacturer
that makes square systems. PlannerWellington noted the following changes
that would have to be made to the Specifications as shown:
A. -Under pumps, Page, 2 - It is not a complete sentence. It should
read "the unit shall contain...."
b. Pipes, first paragraph 4th line - should read one (1) foot and not
one (1) inch.
c. Controls, page 3, paragraph 2 -:Does not tell what the alarms is to
tell you. It could be for a power failure or if the water reaches
the high water mark.
d. Accessories, page 4 - It might be wise to provide two running time F
meters and also an automatic greasing device.
e. Emergency Generator - is the emergency generator in a compartment
by itself, b4cause if it is propane gas it has to be ventilated.
Planning Director Maurer felt that '!Accessories" should be changed to
"Required Equipment".
f. Page 5, the last sentence - the wet well will also require an
entrance tube as well as the station.
Planner Wellington noted thathe has corrected whatiswritten bgtt, he is
not satisfied with it and felt that they z.should change the dimensions
to include a circular system. Planner Wellington stated that the
dimensions could be filled in to read 5 x 10 and 8 feet high for a
square wet well or 8 feet in diameter and 8 feet high for a circular l
system. Planner Wellington also felt that a table should be drawn up
to refer to for different size developments based on the number of
gallons to be pumped. Planner Parsons stated that the felt the specifications
should be made for different manufactures of pumps. Planner, Wellington
stated that this is the most important item to have`consistant so that
the Town can stock parts and repair the pumps themselves. Planner
Wellington noted that the electrical controls should also be standard.
Planner MacFarlane questioned if they had a 'right to hold it to one
manufacturer for the pumps in case they had to be put out to bid, i
It was noted that ,this was the case with other equipment in the Town.
Planner Wellington noted that also on Page ,2 under Pumps they should
specify the diameter of spheres, to. be passed.`
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Minutes
June i19, 1974
Motion: To return the specifications for the Sewer Lift Station
to Mr. Cahoon, Superintendent of the Water Department,',
along with the Boards comments and suggestions and have
him meet with the Board at, the next convenient workshop
meeting to discuss the specifications further.
(Wellington -MacFarlane, all in favor) VOTED
10. Board discussed .changes that might be needed in the Zoning By-laws.
Planning Director Maurer informed the Board that if the bill goes
through the House of Representatives regarding chahges to..the
Massachusetts General Laws, all towns and cities will have to change
their zoning By-laws within two years to correspond with the changes.
Planning Director Maurer pointed out that the following changes would
4 affect the Mansfield Zoning By-law.
1) 'Definitive Plans will only protect the zoning for five (5) years
instead of seven (7).
2) ;Effective date of new zoning ,is when it is approved by ,Town
Meeting instead of approval of the Attorney General's office.
3) Repetative petitions will be put into Chapter 40 of the Mass.
General Laws.
4) A requirement will be added that the Zoning Board of Appeals can
f not act on a variance until they have received a recommendation
from a Town Board. The Zoning By-law will have to spell out which
Board will make the recommendations to the Board of Appeals. They
will be ,given 30 days to make this recommendation.
5) ;The Board of Appeals may be replaced by an agent if so desired.
Planning Director Maurer felt it was better to stay with a
five (5) man Board than have the decision made by one man.
6) There are new provisions for Planned Unit Development and Cluster
Development that can be adopted.
7) A variance for property ;will be for dimension and house size
There will be no 'variance for 'uses.
8) Variances will lapse of being effective if it is not utilized
within two years.
9) It has to be spelled out in the Zoning, By-law which Board will
grant the special permits for each item.
10) Churches will now be allowed in any zone.
The Board requested Planning Director Maurer to 'highlight the zoning
changes in a memo to them.
Planning Director Maurer noted that other areas to be considered are
the angle of a lot, cumulative effect of zoning, and the zoning of the
business areas to Town. Planning Director Maurer ,pointed out that
several residents come to the office with complaints about the zoning
and he requests them to bring them before the Board as he feels he
Minutes
June 19, 1974
should not have to be a spokesmen for them. However, they never attend
the meetings and he felt that before the changes ,are actually started
,f{
that they should put an ad In the paper stating that they are considering
changing the ;By-law and that a open rmeeting ]will be held to discuss
items of concern by the residents. ,` Planner Parsons noted that they
should consider changing the area of the airport for zoning. It was
noted that the map would have to be considered along with ,the by-law.
11. Board reviewed the Streets for Acceptance. -Planning Director Maurer
presented a map to the Board showing the streets which were tshown`as
accepted by ,the Townat:the Registry,' -of Deeds for the period ending 1831.
The 'Registry ,of Deeds plans do not show anything again until 1909.
The Planning Board noted that there were some streets accepted by
the Town but have not been recorded from this years Town Meeting.
Planning Director Maurer stated that they were waiting for the Board
of Selectmen to sign the necessary forms at there meeting this same
evening and that the plans would be recorded on June 20, 1974.
Planning Director Maurer questioned if they would have to have new
drawings to record streets at the Registry or if they can use the
subdivision plans. 'Clerk Grant noted that they would have to be
new ,drawings, and questioned if the Board had enough money to do this
Planning Director Maurer noted that they only had $1600.00.
Planning Director Maurer noted that on the Magna Vista Subdivision they
would probably be able to work a deal with Mr. Jams Freeman, Engineer
of the Subdivision.- Planning Director Maurer to check to see if it is
legal to record an accepted 'definitive plan for road layouts to show
the acceptedstreets. Planner Wellington requested Planner Director
Maurertouse another color key on the map to show what streets they havel
the proper procedure on.
Planner Wellington questioned what was holding up the recording of the
5 streets which had been accepted at Town Meeting. Planning Director
Maurer pointed out that they were already to be recorded the day after
they ;were accepted but the registry would not accept two of them
because the;surveyor did not stamp them. Mr. Grady, Town Counsel,
called and said not to record the Plans because the Selectmen had to
sign an order of acceptance and it ,was ready to be signed at tonights
Selectmen meeting. It was 'noted that if the Selectmen did not ilgh
the order at tonights meeting the acceptance would meet the deadline
and would fall through.
12. Chairman ZaffInI stated that he would tike to send a copy of the I etter
received from Iddings & Kalis regarding Farley Property, lot 50, Darby
Drive, along with previous correspondence, to the Board of Health and
point out that this is a Board of Health matter.
Motion: To send a copy of the letter received from Iddings & Kalis re-
garding the Farley Property, lot 50, Darby Drive, along with,
previous correspondence* to the Board of Health and point out
that this is a matter for the Board of Health.
(Grant -Wellington, all in favor) VOTED
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Minutes
;lune
19, 1974
13.
Chairman Zaffini,pointed out that they received a letter from both the
Brockton Taunton Gas Company and the Mansfield Municipal Electric Dept.
stating that there was no probelm with the installation of the gas line
in Francis Avenue.
Motion: To notify the Brockton Taunton Gas Company that they can
continue with the work of laying the pipes on Francis Avenue.
(MacFarlane -Parson, all in favor)VOTED
Motion: To amend the above motion to include notifying :the Brockton
Taunton Gas Company that the Planning Board will require
"As 'Built" -plans to show the exact location of the gas line
in relation to existing utilities.
(Wellington -Parsons, all in favor) VOTED
14.
Chairman Zaffini pointed out that the Board received a letter from the
architects of the Mansfield Housing Authority requesting to extend the
sidewalk in the proposed development out one foot more 'so that a they
can erect a fence in the area of the culvert. Clerk Grant suggested
having them put a jog in the sidewalk to go around the fence to prevent
leaving a samll grass strip ,that would not get cut.
Motion: To :amend the Plans to that the area of the culvert moves out
1 foot to allow for the erection of a fence. i
(Grant -MacFarlane, all in favor) VOTED.`
15.
Planner Parsons stated that it was brought to his attention that there is
a right of way on the property of Mr. Carl Nelson on School Street In which
he has blocked off the entrance to the rear`; property. It was noted that
the complaint was not made by the owner of the rear property and that
nothing could be done until ±a formal complaint was made, and then it would
have to be brought to the Street Commissioners.
16.
Planner Parsons questioned if the Board was ;planning to make any
recommendations on the MDC Sewer and felt that it should be brought to
their attention that the proposed sewer is ,in the vicinity of the
Norton, Easton and Mansfield wells. Planning Director Maurer to
comprise a letter.
16.
Planner Parsons questioned the status of the Camelot Subdivisl6n, as
they were cutting the roadways. Planning Director Maurer noted that the
plans were disapproved because they did not comply to five requirements
of the Planning Board. Planning Director Maurer noted that he was
aware that they were grubbing the roads out and that he would be obtaining
an opinion from Town Counsel because the Subdivision Regulations state that
they can not make improvements on their property that are required by the
Planning Board until the plans are approved, however he was uncertain if
there was legal action to stop this. Planner Parsons stated that there was
one area in which they had definete)y filled in swamp. It was noted that
this area was not the area questioned as swamp area.
'1 17.
Planner MacFarlane questioned if in the process of changing School Street
if the land owners would have to have their deeds changed. It was noted
that this did not have to be done, but just have their mailing addresses
changed.
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Minutes
June
'19, 1974
18.
Motion: Tosenda letter to the Board of Selectmen and the Police
Department that they either remove the One Way sign on
West Cottage Street and the No Left Turn sigh on Thomas
Street or enforce them.
(MacFarlane -Grant, all in favor) VOTED
19.
Chairman Zaffinl questioned if the Board has any control or say of
fixing roads after
,putting in sewer or water lines. Chairman Zaffini
noted that on the end of Francis Avenue
near Oakland Street the road
was in need of repair and questioned if the Board could tell them
to
fix this before cold weather comes.Planning Director Maurer noted
that this
would be :in the hands of the Selectmen.
20.
Planning Director Maurer advised the Board that Ryan, Elliot and
Company would be coming in to next weeks meeting with a Subdivision
Plan instead of
a Form A Plan, as the client wants two points of
access to the property. The 'Plan for next week should be a Subdivision
with a 650 foot
roadway and the railroad tracks shown.
20.
Planning Director Maurer informed the Board that he had mets_ today with
representatives from Homart and Cabot, Cabot & Forbes to discuss the
proposed cloverleaf, The point that the Planning Director brought up
was that with the design and the layout they did nothing tocorrect the
local traffic in Mansfield, and
stated that either Homart or the
Massachusetts DPW should come back and make the changes that
will
effect Mansfield. The State pointed out to Homart that the Intersections
are too close and that they are not happy with the proposal of it.
It was noted at the meeting that this cloverleaf would affect the
Environmental Impact Statement for Routes 25 and 140 and that the
draft for this, which will be ready in two months, does not consider
this alternative. Planning Director
Maurer informed the Board that
�maort is also, preparing an Environmental Impact Statement. Planning
irector Maurer stated that he asked the Homart Agent for a traffic
count for Mansfield, which they agreed to forward to us. It was noted
that they predict 12,000
cars would go into the cloverleaf and another
12,000 cars aday would leave the cloverleaf.
21.
Meetingadjournedat 10:45 p.m.
Clerk
Date