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HomeMy WebLinkAboutPlanning 07/24/1974MANSFIELD PLANNING BOARD AGENDA July 24, 1974 1. 7:30 p.m. Joint meeting with Selectmen and Municipal Building Committee regarding New Fire Station 2. Clerk's Report a. Correspondence b. Minutes of July 17, 1974 3. Warrant 4. Visitors Agenda 8:00 P.M. Ernest White Re. Woodland Park 8:30 P.M. Raymond Payson re. Site Plan Approval United National Bank 9:00 P.M. Fran Vazza Re. Great Woods Development 9:30 P.M. Ralph Maloon re. Green Acres 5. Old Business a. Status of Plans 1) Woodland Park - Prelim. - Smiley Ave. - 7/22/74 2) Wading River Park - Prelim. - West/Gilbert Sts. 7/30/74 3) Great Woods Development - S. Main Street - Sewer Plans 4) Mansfield industrial Park Realty Trust - Def. - Francis Ave. - 8/25/74 5) Michael J. Cook - Form A - West Street - 7/30/74 6) Fireside Realty Trust - Form A - Branch St. - 7/30/74 6. New Business' a. Industrial Revenue Bonds for Codex Corporation* -k b. Around the Table 7. Adjournment x Material previously sent out ene Related material enclosed MINUTES July 24, 1974 Present: Chairman Zaffini Planners: Latham, Dunn, (Planner Parson's entered late after a SRPEDDj meeting)< Planning Director Maurer Planning Board attended a joint meeting .with .the Board of Selectmen, Municipal Building Committee and a representative from the insurance Service Office, Mr. John Bouchard. Town Manager Hannon advised the committees that last January the Insurance Service Office prepared a study to help determine if a new fire station is needed and approximately where in Town it would be most suitable. Town Manager Marion noted that the area being proposed is in the vicinity of Acorn Manufacturing on School Street. He then turned the meeting over to Mr. Bouchard. Mr. Bouchard informed the committee's that the recommendation was made after consideration by various members of the department and that the recommendation now is not a final recommendation. He pointed out that the need is based on the assumption that Route 25 ,will be completed, and that data was received from the Planning Rpport of the Comprehensive Planning Program Phase II. He advised the committee's that part of recommendation is based on the determination of the fire flow --the amount of water necessary to control an involved fire. He further noted that the location of the proposed fire station 11n West Mansfield is to provide protection for the Industrial Park. Mr. Bouchard stated that a future recommendationi.to the Town would be to construct a fire station in the area of East Street near Mill Street. Planning Director Maurer questioned if, the study took Into consideration that in the Industrial Development Laws there is a requirement for an internal fire fighting aRparaOP and sprinkler system, and if this is the case, do they need to be in cute radius of .'a modern industrial park. Mr. 'Bouchard noted that the insurance for the individual buildings would take these factors into consideration and that the rating ofhisoffice takes into consideration the construction of the building, occupancy of the building, floor area, and if they .have sprinkler systems. Planning Director Maurer then questioned if, with all the new requirements for fire protection within the Industrial Park, if the location of the new fire station proposed is still within the proximity of the necessity to have the station near the industrial park. Mr. Bouchard stated that it is. Selectmen Levine questioned if the proposed location is moved further south west would that still then be able to cover the whole West Mansfield area so that the smaller station in West Mansfield could be eliminated. Mr. Bouchard noted that if the station is moved further back it will be getting away from the Industrial Park in the area of Ware Street. Planning Director Maurer informed Mr. Bouchard that the zoning of Industrial on Ware Street had been changed to Agriculture, so that residential development could be considered in this area. Mr. Bouchard noted that this change makes Selectmen<Levines suggestion very feasible. - 2 - Minutes July 24, 1974 Mr. Mahana of the Municipal Building Committee questioned why the station in West Mansfield could not be increased to handle the industrial park, Mr. Bouchard stated that this was up to the Town if they wanted to spend the money it would take to increase the West Mansfield facilities. Mr. Mahana noted that Mansfield has a heavy population in the East Mansfield area and not in the location of the industrial park and noted that it seems that the proposed station'. is for the benefit of the industrial Park and not the residents of Mansfield. Mr. Bouchard agreed but insisted that this would be better for the whole town and noted that the town is scheduled for a full survey of Fire Department, water supply, etc., as the fire station location and the distance involved is only one Item in,the grading system. Planning Director Maurer questioned what the difference is to the home owner from one class to another. Mr. Bouchard noted that as the grade increases the percentage of decrease gets smaller as it is improved. Chairman Zaffini questioned the statement in the report that the proposed location would insure proper coverage for Cabot, Cabot and Forbes and a quick route to the east for the industrial zone in that area and questioned how they arrived at this statement. Mr. Bouchard noted that they had considered the construction of route 25. It was noted that there are no proposed off ramps in the east Mansfield area discussed. Suggestion was made by a member of the Municipal Building Committee to increase the capacity of the Center Fire Station to cover the Cabot, Cabot and Forbes Industrial Park. Mr. Bouchard noted that the cost of this renovation would have to be considered. Selectmen Levine questioned if the service had any guidelines so that when development reaches a certain point that they know a new station is needed in that area, as clot of land being considered is undeveloped. Mr. Bouchard noted that there are no guidelines for this but the fire station should.be built before the land is developed completely. It was noted that the Town of Mansfield is now a 5C and the next step is a 4B and the reduction of the premiums to the residents would be from 5% to 10%. 1 2. Board met with Attorney Ernest White, Engineer Ralph Maloon, and applicant Robert Eames to discuss the preliminary plans for Woodland Park for land off Smiley Avenue. Chairman Zaffini informed the applicant that there is no quorum so no decisions .can be made; but the Board would listen, to their presentation. The Plan was reviewed in relationship to the letter from the Planning Board dated July 1, 1974. Provisions were made to loop the water back to Edgewood Street. Mr. White; questioned why Mr Eames should have ,to pay the installation of a,three way gate .valve. -Planning Director Maurer informed Mr,. White that it is a requirement that they have been making on all subdivisions where they are creating a new line so if there is,a problem in the subdivision they can isolate the system and still supply water for fire protection. Mr. White noted that the water can still come into the development from the South Main Street entrance if there is..a problem at the Fruit Street entrance. Under sewer, the system has been connected to an existing manhole, and agreed that the lift station would be subject to *he approval of the Board of Selectmen. Regarding taking the sewer throughto the Spruce Acres - 3 - Minutes July 24, 1974 Subdivision, Mr. Maloon noted that they would still need the lift station to carry it up to the subdivision so there is no benefit to connect to that sewer and there is no benefit to go to the South Main Street Sewer as it is up hill. Drainage® it was noted that the Back Bay Brook is well defined, as per the findings of the Planning Board upon walking the property. Fire Department - it was noted that the Fire Alarm pedestals were shown in the areas requested. Regarding the boundary line between Residence A and industrial Zones not being adequately 6hown the Board reviewed the boundary for zoning with Mr. White and they agreed to have it corrected. Regarding the paper streets, Mr. White informed the Board that he intends to file a petition to abandon all the paper streets in that area, which means that the abutters would then own up to the center line of the abandoned paper street, which means lot 25 will be eliminated in the area of MacFarlane. in the area of Shaw, lot 55 will keep enough area to maintain the 100 foot frontage and the rest of the frontage will be given to Shaw. Mr. White informed the Board that they plan to getConservation Approval before considering relocating the brook. Planning Director Maurer questioned if they were considering having the area zoned industrial rezoned to residential. Mr. White noted that they did not intend to do this as they hoped either a recreational facility will be established there or a convenience store for the residents of the area. Mr. White informed the Board that they would make the necessary changes and meet again with the Board for further review. Planning Director Maurer advised them to contact the Conservation Commission regarding relocating the Brook and informed them that they are presently preparing specifications for the sewer lift stations and that the sewer application has to be presented to the Board of Selectmen and advised them to get this application in as soon as possible. 3. Board met with Mr. Raymond Payson and Attorney Ernest "White `to review, the site pians for the United National Bank on Pratt Street. 'Cha'irman Zaffini advised them that therewas no 'quorum present but they would listen to 'their presentation. It was noted that the land near the proposed 'entrance to the drive -up window is going to be auctioned on 'next Tuesday, July 30, 1974. Mr. White noted that the only problem that may be encountered is the cars' waiting to ex -it the windows on to Chauncy Street, especially on Friday's. it was noted that there was also a proposed exit onto Crocker Street, Planning Director Maurer questioned where the drainage would go from the parking lot. Mr. Payson noted that the drainage would not be changed and the contours would be of the existing ground as it is now. Planning Director Maurer noted that parking requirements are provided for in zoning, which also includes drainage so that 1 or 2 basins might be needed there. Mr. Payson stated that this would be no problem. Board questioned what was being done on the proposal to build a new banking facility on School Street. Mr. White noted that the data received showed that there is not enought traffic flow -4 - Minutes July 24, 1974 to warrant the establishment of a bank in this area. Planning Director Maurer noted that this could not be considered a formal submission of the site plan as the drainage information has not been received. Mr. Payson noted that they may contemplate changing the entrance to take in the West bound traffic if the addition land is acquired. Copies of the site plan were left with the Board so that the members not present can review them and make additional comments they feel necessary. 4. Board met with Mr. Fran Vazza and Attorney Riordan to review the sewer plans for the Great Woods Development, Chairman Zaffini informed Mr. Vazza that this is not a formal meeting as there is not a quorum but the Board would listen to their presentation. Mr. Riordan advised the Board that on the writ in which the Town Clerk was ordered to issue a certificate for the 6okm:A;Pian as the 14 days period has elapeed was denied. This was resolved last October. The reason the Judge decided for the Town was that Mr. Grant, a member of the Planning Board, signed the Form A application as an agent for Mr. Vazza even though he stepped out of all meetings concerning the Great Woods Development. Mr. Riordan reminded the Board that the subdivision pian was submitted to the Planning Board on August 28, 1973 and the Public Hearing was held on September 6, 1973 and on October 11, 1973 a letter was received from the Planning Board requiring 13 items be complied,^With. Mr. Vazza requested at that time an eXtdns:i6rrn of time to comply with these requirements. The Board stated that upon completion of the 13 items that the plan would be apporved. One of the items to be complied with was the Board of Health approval. Because of the Board of Health decision they were going from on-site systems to town sewerage system. Upon submission of the sewer plans the Planning Board advised Mr. Vazza that the plans would have to again be reviewed. Planning Director Maurer informed Mr. Vazza that the Planning Board wanted the right to review this in relationship to the storm drainage. The main problem was with the sewer. Question was raised at the last meeting re- garding the sewer lift station on the South Main Street right-of-way, as the proposed location is on Town owned property. The question that was raised is what type of permission has to be obtained for the location - whether it is the Board of Selectmen who can grant the permission or if it has to be Town Meeting action. Mr. Vazza would also have to obtain permission from the State to cut into the roadway to connect to the sewer. Mr. Vazza questioned if there was any problem with the 13 items requested in the Planning Boards letter of October 13, 1973 as he has complied to all the items except the Board of Health Approval, which will be granted upon connection to Town Sewer. Mr. Vazza requested a letter from the Planning Board stating that the 13 itmms had been complied with. G?43airman Zaffini 'reminded Mr. Vazza that there is no quorum and such a decision could not be made without a quorum. Planning Director Maurer noted that there were three or four technical items that had been noted at the last meeting in regards to the sewer and read from previous minutes. Planner Director Maurer noted that the main item was the status of the location of the lift station and the specifications of the lift station, which have not r Minutes July 24, 1974 been completed as of yet, and they will need permission from the State to open the street to put in the sewer mains. Planning Director Maurer informed Mr. Vazza that it is the State's Policy',tha't.once a roadway is just paved, Which is the case on So. Main Street, that the roadway cannot be cut into for a five year period, and that all sewer connections have to be approved by the State Water Pollution Control Commission. Planning Director Maurer advised Mr. Vazza that if the plan is approved with the condition that they tie into the sewer system, and they are not allowed to tie into the sewer system, then the plan is not valid for building. 5. Board met with Mr. James Antosca and Engineer Ralph Maloon to review the plans for the subdivision know as Camelot in Mansfield for land on Tremont and Williams Street. Mr. Maloon also presented a copy of the Coast and Geodetic map which showed the area in which the lots were located. Mr. Maloon informed the Board that parcel 2 flows down to the old Williams and School Street area and crosses through a pipe and into the brook. On sheet i of 3 of the Profile they are running a little better than 4/10; sheet 2 has a 4/l0 and also they have to put some pipes with less than 3 feet of cover so they will be capped with an easement ditch at 2/10 per 100 at the other end. Mr. Maloon noted that a letter had been received from Cabot, Cabot and Forbes stating that they would not be responsible for water draining onto their property f;romthis land so Mr. Maloon calculated how much water would flow on to them, and the quantity would be increased considerably so they are considering constructing a ponding area. Planning Director Maurer advised that it might be better to look into a long range solution with Cabot, Cabot and Forbes down stream instead of the ponding area. (Planner Parsons entered the meeting making a quorum present.) Planning Director Maurer noted that the area for retention is between School Street and Oak Street, where there are natural swamps. The recent action of the Town Meeting to purchase land in the great woods area is along the policy of what was recommended by the Corps of Engineers, and Planning Director Maurer felt that they should not create mini®retention areas up stream as they might be creating more headaches from the Towns point of view, so before it is created they should see if it is needed or if something could be worked out down stream. Mr. Maloon noted that there is no indication of the type of drainage which Cabot, Cabot and Forbes will install in this area dnd if they go open ditch then there should be no objection to the flow on their property, however if they plan to pipe the flow then the more water flowing onto the property then the larger the size pipe they will have to install. Planning Director Maurer reminded the Board that they are doing a flow study on the Hodges Brook and if necessary Cabot, Cabot and Forbes will install a 15 acre retention area. Mr. Maloon noted that the retention area for this project would be 10 feet deep and the area would be 190 x 190. Mr. Maloon informed the Board that the water would be taken out of the retention area in a 12 inch pipe, with the invert of 2 feet. It was noted that the easement documents had not been obtained from Mr. Smith. it was noted that the house to be constructed on lot 6 should be centered on the lot and not centered with the roadway as they are running into problems with establishing back yards after house are sold with lots that are not perpendicular with the roadway. Mr. Antosca stated that there is a possibility of trying to straighten the lots. Mr. Maloon noted that this is not the definitive submission as they just wanted to know the Planning Board's feelings on the drainage situation. Chairman Zaffini - 6 - Minutes July 24,1974 informed them that it would be reviewed further when there were more members present. Mr. Antosca questioned what the Planning Board had in mind for down stream and stated that he would be willing to took into a long range plan down stream with Cabot, Cabot and Forbes, and questioned if the plan could be approved with that provision. Mr. Antosca advised the Board that on the next plan they will be seeing through lot 17 there will be a right-of-way to the property of John Smith. Planning Director Maurer questioned if Mr. Smith had any other access to this property. Mr. Maloon noted that there were two other entrances to Smith's property. Planning Director Maurer pointed out to the Board that if Smith develops his property in the future that he might be considering tying into this project so a definite long range plan should be considered for the drainage. Planning Director Maurer requested Mr. Maloon to show the cost and geodetic sheet to show where the outlet from the proposed subdivision will go into the brook. Mr. Antosca informed the Board that Mr. Richard Sherman is interested in buying a piece of land in the area of lot 38 to increasehis own lot so that the plans may be changed in this area. Planning Board questioned if the plans showed the burying of the stumps. It was noted that sheet 3 showed where the buried stumps were located and that 90% of the stumps have already been buried. Planning Director Maurer advised the Board that they had just received a letter from the residents in the arda expressing concern regarding the stump dump on this property. Upon checking with the Board of Health Planning Director Maurer noted that there are no guidelines for the burying of stumps within a subdivision. Mr. Sherman then spoke up and noted that the stumps had been left uncovered and that the whole was full of water and he has _taken pictures of this and will present them to the planning Board at another time. Mr. Sherman questioned what procedure would be used for notifying the abutters of the intentions of the developer. Planning Director Maurer explained the Subdivision Control Laws and noted that a Public Hearing will be held and all abutters will be notified and complaints will be heard at that time. _ , . 6. Board reviewed the Form A Plan for Michael Cook for land on West Street. Planning Director Maurer noted that they had not received a reply from Town Counsel regarding this plan. Chairman Zaffini informed the Board that Mrs. Jellinek brought in some deeds along with a plan showing this parcel. 7. Board reviewed the Form A Plan for Fireside Realty Trust with respect to the subdivision plan which was submitted back on December 4, 1973 and noted that the layout for the proposed roadway corresponds. It was noted that lot 3 is not a buildable lot and that the plan should be noted that approval of this plan does not imply approval of any future subdivision and that lots 4, 5 and 6 can not be built upon until the brook is relocated. The Board also decided to advise him that the brook should be put in an easement along the lot line of lot 7. Motion: To write to Fireside Realty Trust and advise him to make the corrections noted. (Parsons -Dunn, all in favor) VOTED -7 - Minutes July 24, 1974 8. Planning Director Maurer advised the Board that the Definitive Subdivision Plans for Mansfield Industrial Park Realty Trust had been returned this afternoon, however he did not have a chance to review them before the meeting. It was the consensus of the Board to review these plans at the next meeting. 9. Planning Director Maurer advised the Board that they are still waiting to hear from Town Counsel on the status of ;the WadingRiver Park Subdivision Plans. 10. It was the consensus of the Board to check with Town Counsel to see if he has received a decision on the court case for the Great Woods Development as stated by Mr. Riordan earlier in the meeting. 11. Board reviewed the Industrial Revenue Bonds for Codex Corporation and the draft written by the Planning Director. Planning Director Maurer presented plans to the Board hhowing the lot on which the building would be constructed and the plans for Phase I of the construction of the Codex Corp. on the 41 acre site. Motion: To send a letter to the State Finance Board regarding the Mansfield Industrial RevenueBonds for Codex Corp. as drafted by the Planning Director. (Parsons -Dunn, all in favor) VOTED Planner Parsons noted that SRPEDD had voted at their meeting this evening to send a favorable recommendation for the Codex Corp. to the State Finance Board. 12. Planner Dunn questioned what kind of oil was being used on the oiling of the roads. Chairman Zaffini noted that he had heard a discussion with the Town Manager and BPW director, and the DPW Director said that they were in the process of oiling the roads with a first grade quality oil which drys quickly. 13. Planning Director Maurer reminded the Board that two weeks ago they received a petition from Mr. Repucci for the rezoning of land in the vicinity of Church Street and Bristol Street from a Residence B to a Business B District and that a Public Hearing would have to be held on this petition. Planning Director Maurer further noted that a decision would have to be made on the Definitive Subdivision Plan for Mansfield Industrial Park Realty Trust by August 25, 1974, so a Public Hearing would have to be scheduled for this. It was the consensus of the Board to advertise in the local paper for the hearings for both of these to be held on August 21, 1974. 14. Planning Director Maurer informed the Board that he felt that they should review the situation of development in the Hodges Brook Area as he did not like the idea of a retention area just to get a plan submitted as it is not a good idea. He noted that this also holds true with other brooks within Mansfield. Chairman Zaffini reminded the Planning Director that Mr. Antosca had expressed his desire to find a long range solution to the drainage problem instead of the retention area. Planning Director Maurer suggested that the Board review(the study of Camp Dresser, McKee to see what work would be needed down stream. 15. Meet adjourned at 11435 P.M. e