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HomeMy WebLinkAboutPlanning 08/28/1974MANSFIELD PLANNING BOARD AGENDA August 28, 1974 1. Call to order (7:30 p.m.) 2. Clerk's Report a. Correspondence b. Minutes of August 2.1, 1974 3. Warrant 4. Old Business a`, Status of Plans 1) Woodland Park - Prelim - Smiley Ave. - 9/1/71+ 2) Great Woods Development - S. Main St. 3) Mansfield industrial Park Realty Trust - Def. - Francis Ave. - 9/4/74 4) Benjamin Boynton - Form A - Essex Street - 9/2/71+ b. Camelot -at -Mansfield - drainage for Hodges Brook c. Recommendation on Petition of Galeno Ruppucc.i d. Board of Appeals - Hearing Notices 1) George H. Genereux 2) Nelson R. Doone e, Mass. Federation of Planning Board's - Fall Conference 5. New Business Around the Table 6. Adjournment MANSFIELD PLANNING BOARD MINUTES August 28, 1974 Present: Chairman Zaffini, Clerk Grant Planners: MacFarlane, Dunn, Parsons Planning Director Maurer 1) Letters were read from the following: Margot Jellinek to Planning Board regarding Definitive Subdivision Plan for Mansfield Industrial Park Realty Trust, - set aside Margot Jellinek to Finance Committee regarding support for Mill Pond acquisition. Building Inspector to Allan Willis regarding gravel pit on Willow Street, Ryan, Elliott and. Company to Planning Board regarding hminimizing disturbance of existing vegetation during construction of the rail- road and leaving a buffer zone. Representative John Ames to Planning Board regarding removal of stumps within subdivisions. Planning Board to Town Counsel regarding Great Woods Development. Town Counsel to Planning Board regarding Great Woods Development. Set aside, Owens-Illinois to Planning Board regarding catch basin for the parking lot and road drainage at the Mansfield site, - set aside. Planning Board to :State Finance Board regarding Mansfield Industrial Revenue Bonds -'Codex Corp. Planning ;Board to Building Inspector regarding screening of open storage on Industrial property. Planning Board to Building Inspector regarding site plan approval of U.S. Plywood on Hampden Road. Nanning Board to Cabot, Cabot b Forbes regarding installation of grease traps on catchbsins within the private owned property of the industrial park. Planning Board to Ryan, Elliott and Company regarding Definitive Sub- division Plan for Mansfield Industrial Park Realty Trust. t Minutes August 28, 1974 The Commonwealth of Massachusetts - An Act further regulating the protections of wetlands, Department ofHousi,ng-and Urban Development Memorandum regarding FiA guidelines on Flood Insurance Purchase Requirement of Flood Disaster Protection Act of 1973. Commonwealth of Massachusetts Department of Natural Resources Memorandum regarding Amendment of the Wetland Protection Act General Laws Chapter 131* Section 40. .Joint Transportation Planning Group notice of Meeting of Transit Task Force. Joint Transportation Planning Group summary of the transit development program for the Taunton and Attleboro urban areas. American Management Association regarding "Fundamentals of Management for Government Administrators". Prentice -Hall, Inc. Professional Books Division regarding Construction Specifications Handbook. An invitation to Join Massachusetts Audubon Society New England Economic Indicators - August 1974 2) Board discussed the minutes of August 21, 1974 and noted the following: Page 4, Item 9 - to read''"., a detailed plan on the entrance when the definitive plans are submitted.,." Motion: To accept the minutes of August 21, 1974 as amended. (Grant - MacFarlane, all in favor) VOTED' 3) Motion: To sign the warrant of September 3, 1974 in the amount of $49.50. (Grant - Dunn; all in favor) VOTED 4) Board reviewed the revised preliminary subdivision plans for Woodland Park. Planning Director Maurer noted that they show the amended entrance into the park and they did not add the cul-de-sac, but left the corner soundings and a large lot. Planning Director Maurer noted that the lot line on the property of MacFarlane is not correct as they show the complete abandonment and there is a portion of the road behind his property which is paved and would not be abandoned, it was noted that all the requests^,In the Planning Board's letter of July 1st had been complied with. Planning Director Maurer noted that when the definitive plan is being considered that lot 4 should have a note that approval of this pian does not imply a future roadway going Into lot 4. Notion: To grant tentative approval for the preliminary subdivision plan for Woodland Park and advise the applicant that the property line of MacFarlane is to be correctly shown on the definitive plan. (Grant - Parsons, all in favor) VOTED - g - Minutes August 28, 1974 Planner Parsons stated that he could see no reason why they had to have the intersection at Fruit Street so large, It was noted that the plan did not show where the paving would end but only the property lines. Planning Director Maurer noted that in some Towns they require that the definitive subdivision plans show where the curbs will be going and that it could be requested on this plan for Marshall Avenue. 5) Board discussed the plan for the Great Woods Development. (Clerk Grant left the room and did not participate in any discussion.) Board reviewed the letter from Town Counsel on this matter in which Town Counsel advised the Board to request new plans since the state had taken 41 acres of the land. Motion: To write the applicant and advise him that the Planning Board is aware of the State taking 41 acres of the proposed sub- division and that the Board will request new plans be submitted. (MacFarlane - Dunn, all in favor) VOTED 6) Board reviewed the Form A Plan for Benjamin Boynton, for land on Essex Street. (Clerk Grant left the room and did not participate in any dis- cussion.) Planner Dunn questioned how this lot would relate to the wetland protection provision. Planning Director, Maurer noted that the only way they can do this it to amend the 'Subdivision 'Regulations and that it will be up to the Building Inspector to determine if this lot is a buildable tot. Motion: To sign the Form A Plan for Benjamin Boynton for land on Essex Street. (Parsons - MacFarlane, all in favor) VOTED 7) Board reviewed the definitive subdivision, plans for Mansfield Industrial Park Realty Trust. Planning Director Maurer noted that the Board had sent a letter to Ryan, Elliott and Company requesting specific information and ail that has been received from them is a letter regarding minimizing the natural vegetation during the construction of the railroad line and leaving a buffer zone as shown on the plan. Chairman Zaffini informed the Board that Mrs. Jellinek had called him and was concerned about an article in the paper stathng that the Board had requested a two week extension,: for Ryan,'filiot and Company and that he did not know where the paper got their information but noted, as in the minutes of August 21, 1974, that Ryan, Elliot and Company. had presented a written request to the Board for a 14 day extension. 8) Board discussed the drainage for the proposed subdivision of Camelot -at - Mansfield. Planning Director Maurer pointed out to the Board that Mr. Antosca is proposing a small retention area and then a ditch into an existing brook and will flow into the Hodges Brook. The purpose of the retention area would be to slow the water going into the Hodges Brook. Planning Director Maurer felt that it would be better, if possible, to look into a solution of a retention area down stream in lieu of spending money on the property for a mini retention area. Planning Director Maurer felt that they should look at the whole Hodges Brook area. Planning Director Maurer noted -that the agreement with Cabot, Cabot and Forbes to leave the 15 acres undeveloped for retention, if necessary, would not be up until 1977. Chairman Zaffini felt that it would be a _4_ Minutes August 28, 1974 good idea to contact the Great Woods Study Committee to see how much land the Town presently owns in the area of the Hodges Brook. Chairman ` Zaffini noted that there would be problems with the culvert under School Street, as this should have been enlarged long ago, even before Cabot, Cabot, and Forbes came to Mansfield it was flowing over. Planning Director Maurer advised the Board that the Department of Natural Resources suggested that the Town acquire a buffer along the Hodges Brook and use this as a natural retention area instead of allowing construction in this area. Planning Director Maurer noted that the planning Board has been watching the flowmeter for 1 1/2 years, but did not feel this was tong enough to draw any conclusions. Planning Director Maurer noted that when the basin is down to 15 inches the water is stagnant. Chairman Zaffini questioned if there has been any recommendations about enlarging the culvert under the railroad tracks. Planning Director Maurer noted that this was part of the Drainage Master Plan, but there were no definitive plans for this. Chairman Zaffini noted that Mr. Antosca has been very cooperative with the Board and stated that he would post a bond for the retention area. Planner Parsons questioned if the Board could get a cost of developing a retention area on the Town owned property near the Hodges Brook. Planning Director Maurer noted that this is already a natural retention area. Planning Director Maurer noted that the culvert under Williams Street would be lowered and enlarged when the water mains are installed. Planning Director Maurer noted that Mr. Antosca has not submitted the written permission for an easement from Smith as of yet. Planning Director Maurer noted that in the memorandum presented to the Board that he has listed the evaluation of the Hodges Brook as a work program project and felt that this might be considered a priority. Planning Director Maurer stated that if the easement is acquired from Smith and the definitive plans are submitted that the Planning Board could have the understanding with Mr. Antosca that they are .looking for the best solution to handling the water and he already shows a retention area on the plan and it would have to be bonded, however it would be best to get this solution before the plans are signed. Clerk Grant questioned how soon the definitive plans would be submitted. Planning Director Maurer noted that this would depend upon how soon he acquired the easement from Smith and Grant noted that the Board could possibly have 4 months to review this before a deeision would have to be made. Planning Director Maurer noted that the biggest problem in Town is that they are taking away the natural retention areas. Planning Director Maurer noted that Cabot, Cabot and Forbes may not have to built a retention area, but possibly just toave the 15 acres undeveloped for natural retention. Chairman Zaffini noted that the Board should ask Mr. Antosca how deep he plans to go with the retnetion area as the water table is high in this area. Chairman Zaffini stated that he would like to check out the culvert under the rAilroad tracks. Planner MacFarlane noted that if the Board should go along with a retnetion area on this property and they are going to dump it Into the Hodges Brook then Cabot, Cabot and Forbes should be presented with this plan first. Chairman Zaffini felt that they should get together with Cabot, Cabot and Forbes and Mr. Antosca together to see if an agreement could be reached. Clerk Grant felt that a study plan should be done first of the Hodges Brook down to Oaki!Street. Planning Director Maurer noted that much of this -5- Minutes August 28, 1974 information can be obtained from the Camp, Dresser, McKee study. Board agreed that when they meet with Cabot, Cabot and Forbes that they make it clear that this will not void the agreement with the Board for the 5 year study for the 15 acre retention area. Planner Parsons noted that this meeting should also include the Great Woods Study Committee. Planning Director to obtain all pertinent information before a meeting is scheduled. Board to look at the culvert under the railroad tracks on Sunday morning at 7 a.m. 9) Board discussed the petition of Gelino G. Repucci to rezone a parcel of land on the corner of Church Street and Bristol Street, from Residence B to Business B. It was noted that the Comprehensive Planning Program recommended changing the area along Bristol Street to commercial zoning. Board discussed the size of the building proposed In comparision to the lot size. Clerk Grant stated that he was in favor of the rezoning but was not in favor of the size of the building proposed and did not feel that he should seek a variance for this. Planner Dunn noted that once this zoning change is made that any type of business can go in there and it does not have to be an office building as Mr. Repucci proposed. It was noted that the zoning by-law requires I parking space for every 300 square feet of office space. Motion: To recommend to the Board of Selectmen that an Article pe placed on the Town Warrant for the rezoning of the lot of land on the corner of Church Street and Bristol Street from Residence B to Business B. (Grant - Parsons, all in favor) VOTED 10) Board reviewed the Board of Appeals notice of hearing for George Genereux to change an existing carriage house on Rumford Avenue into an apartment. Board noted that in October of 1973 Mr. Genereux applied for variance to change the second floor of the carriage house into an apartment and was denied. Motion: To recommend that the variance for George Genereux to change an existing carriage house on Rumford Avenue into an apartment not be granted. (Grant - Dunn, all in favor) VOTED 11) Board reviewed the apllication of Nelson Doore requesting a permit to put a Business into a residence Zone. Planning Director Maurer noted that this application is for Sterling Real Estate, which has been in business without the variance. Planning Director Maurer further noted that they are re- questing a permit for this and the zoning by-law has no provisions for a permit of this type. Motion: To recommend that the permit for Nelson Doore to put a business Into a residence zone not be granted. ( Dunn -Grant, all in favor) VOTED 12) Board discussed the 1974 Fall Conference of Mass. Federation of Planning Boards to be held on Saturday, October 19, 1974 in Hyannis. To be discussed when there is a full Board. 13) Letter was read from Town Counsel regarding the Wading River Park Subdivision. Planning Director Maurer noted that when they were doing more work on the subdivision plan to be able to submit the definitive plan that they found they had excavated more than they should have in the entrance way and it was -6 - Minutes August 28, 1974 not feasible to have to fill so they are looking for another entrance onto the site. 14) Board reviewed the letter from Represenative Ames regarding the disposal of stumpseand related wodden<debris from construction. Representative Ames suggested an amendment to Chapter 1031 of the acts of 1973. Planning Director Maurer suggested that the Board give some thought to submitting a petition to representative Ames regarding this amendment. 15) Board reviewed the letter from owens-Illinois regarding the installation of grease traps in the catch basins. It was the consensus of the Board to have Planner Wellington review the attached drawing to the letter at the next meeting. 16) Planning Director Maurer referred to the Planning Board's letter to Cabot, Cabot and Forbes regarding the installation of oil traps in catch - basins on the individual sites within the industrial site. Planning Director Maurer advised the Board that Mr. Dalton had called and instead of putting them on all the catchbasins they will put them into the last' catchbasin before the entrance into the street system as they have smaller pipes than the Mansfield Industrial Park. To be discussed when a full Board is present. 17) Chairman Zaffini advised the Board that Edgar Vernon would like the Board to review his property again as he still insists that he owns a strip of grass that is in the right of way, Chairman Zaffini felt that the Board should bring the plans of the actual lot down to the site after Labor Day. 18) Planner MacFarlane questtidned where things stood on the lift station on Leonard Street. Planning Director Maurer informed the Board that he had meet with Charlie Boutes, Jim Saunders, the contractor, James Freeman, the engineer, and Bill Cahoon and Bili Hebart of the sewer plant. Mr. Saunders has agreed to fix this. Planner Director Maurer referred Mr. Saunders to the Boydco Comppny in Providence R.I. and he Is getting a' cover and will install it right over the manhole. The cover is to be airtight. 19) Planner Parsons questioned if the school roof had been repaired as of yet. Chairman Zaffini noted that it was in this evenings paper that the contract has just been awarded. 20) Clerk Grant questioned when they would be putting the catchbasin cleaning out to bid. It was noted that this has not been done yet. 21) Planning Director Maurer presented the Board with a memorandum for a work program for the Planning Board/Planning Director. Planning Director Maurer noted that the first three items are areas which the Board should be working on, Zoning amendments, Subdivision Regulations, and Capital Improvement Program. The other items are projects the Board could con- sider however, they are in no significant order. Street acceptance - Clerk Grant noted that when the streets are accepted they should be bounded. Comprehensive Planning Program Fire Department Needs - felt that it is important and that the fire department needs have not been thoroughly analyzed. -7 - Minutes August 28, 1974 Airport - felt this would come up on an annual basis Access to Mansfield Industrial Park - needs additional access out to Pratt St. Vertical Control - As an amendment to the subdivision regulations they could require all new hydrants be tied into the system on the as built plans. Also should obtain elevations of existing culverts. Hodges Brook Evaluation Central Business District - needs a development plan Evaluation of impact of new development - Planning Director Maurer felt the Board should review the memorandum to determine what projects should be undertaken as a Board and what projects should be done by the Planning Director with a report to the Board. 22) Clerk Grant informed the Boardthat the Capital Improvement Committee met to review the sewage treatment plant and noted that there is noinfiltration going into the plant because there has been no rainfall. Planner Parsons questioned where the Town stood with getting the State to say they don't have to go into a regional sewer system. Planning Director Maurer noted that a joint meeting Is to be held atSRPEDD between Mansfield, Norton and Foxboro. It was noted that if Norton and Foxboro do not wish to go regional that Mansfield can then do it alone and obtain 90% financing. If the other towns request to tie into the system in the future they will have to reimburse the Town of Mansfield. 23) Planning Director Maurer advised the Board that the State will approve the Dustin Well Site on September 10th, it was noted that the Capital Improve- ment Committee did not disucss this at their meeting but will before the Special Town Meeting. Planning Director Maurer advised the Board that the next Capital Improvement Committee meeting will discuss the ,water and sewer projects proposed. 24) Planning Director Maurer informed the Board that there is $79049001n free ;cash and felt that is should only be used for items like the Dustin Well, which is estimated to cost $500,000, and not be used just to lower the tax rate. It was noted that the control panel for the well would take 54 weeks for delivery. 25) PlanningDirector Maurer advised the Board that the street sweeper had broken down and it would cost $3,500 to repair it. 26) Meeting adjourned at 10:05 p.m.