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HomeMy WebLinkAboutPlanning 10/23/1974MANSFIELD PLANNING BOARD AGENDA October 23, 1974 1. Call to order (7:30 P.M.) 2. Clerk's Report a. Correspondence b. Minutes of October 16, 1974 3. Warrant 4. Special Meeting - 8:00 P.M. Joint meeting with Cabot, Cabot and Forbes and James Antosca 5. 'Old Business a. Status of rPlans 1) Camelot at Mansfield - Definitive Subdivision - Williams St. - 11/10/74 2) Foxfield Estates - Definitive Subdivision -fox Street - 12/1/74 3) Gene J. Ceccarelli - Preliminary Plan - Park Street - 12/9/74 b. Zoning Amendments* c. Subdivision Regulations Amendments* d. Board of Appeals 1) William J.'O'Malia 2) Cindy Fallon e. Recommendation on rezoning of Vicino Buick 6. New Business Around the table 7. Adjournment *Bring handouts from previous meetings MANSFIELD PLANNING BOARD MINUTES October 23, 1974 Present: Chairman Zaffini, Clerk Grant Planners: Wellington, MacFarlane, Dunn, Latham, Parsons Planning Director Maurer 1. Motion: To appoint Planner Wellington acting Clerk (Latham -MacFarlane, all in favor) VOTED 2. Letters were read from the following: Massachusetts Federation of Planning Boards to Planning Board regarding stump and wooden debris disposal. Richard Sherman to Planning Board regarding Camelot Estates - Planning Director Maurer noted that the letter stated that regarding the statement that the Planning Director advised Mr. Antosca that there is no problem with the drainage that this is not so as when the Planning Director talked to Mr. Antosca he advised him that the Planning Board would turn down the plan if the Board of Health requirements are not met and he at that time sent up a joint meeting with Cabot, Cabot and Forbes and Mr. Antosca to discuss the-drainagerproblems. Cabot, Cabot and Forbes to Planning Board regarding drainage from Camelot at Mansfield. - set aside Attorney General to Town Clerk regarding acceptance of Article 10 of the warrant for the Special Town Meeting. Planning Board to Robert L. Rizzo regarding finishing of required improvements on Saddle Ridge Road. Planning Board to James F. Antosca regarding definitive subdivision _ plan for Camelot at Mansfield. SRPEDD Regional Rapport regarding District To Apply for Water Quality Planning Funds. Board of Health to Planning Board regarding definitive subdivision plan for Foxfield Estates. Board of Health to Planning Board regarding preliminary subdivision plan for Gene. J. Ceccarelli. Board of Selectmen minutes of the Meeting of October 9, 1974 regarding regional water study. Town Counsel to Board of Selectmen regarding Chapter One - Town Meetings By-law Amendment. Conservation Commission to Town Manager regarding stream cleaning. ® 2 Minutes October 23, 1974 3. Motion: To accept the Minutes of October 16, 1974 (Dunn -Latham, all in favor) VOTED 4. Motion: To sign the warrant of October 29, 1974 in the amount of $36.57. (MacFarlane -Wellington, all in favor) VOTED 5. Planning Director Maurer advised the Board that Mr. Bob Chavaree of Cabot, Cabot and Forbes droppeda letter off at his home and stated that Cabot, Cabot and Forbes would not be coming to the meeting as they could see no problems with the drainage affecting them from the Camelot at Mansfield subdivision. He noted that the developer is coming in and the Board has previously asked for information on the easement and the drainage into the Hodges Brook and felt they should review this and any other comments. Planning Director Maurer advised the Board that Mrs. Udall who lives in the area came in to the office to discuss the subdivision and, according to the assessor's maps, she is an abettor that was not shown on the Camelot plans and never recieved a notice of Public Hearing. Mrs. Udall has re- quested to come before the Board eventhough it is a workshop meeting to ask any questions she might have. it was the consensus of the Board to extend this courtesy to Mrs. Udall. 6. Board met with Mr. and Mrs. Udall, residents, and Mr. James Antosca and Engineer Ralph Moon to discuss the definitive subdivision plans for Camelot at Mansfield. Mrs. Udall noted that the pond on the Camelot property is at elevation 168 feet and :the elevation of her property is 150 feet. Mrs. Udall noted that the pond is only (1700 feet from her home and that they have lived there for 19 years and this spring was the first time that they had had water. She noted that neighbors have complained of excess water this 'spring. Mrs. Udall noted that she had heard that the builder stated if he has to fill the trench going into the pond, which she believes is the cause of all the excess water, then he plans to put a pipe in. Mr. Udall noted that the water went over the ,road and this was the first time it has happendd in 19 years. Planner Latham noted that before the new School Street was built that there used to be water over the road quite often. Engineer Maloon explained that the front lots would drain into a street drainage system and be carried across the property of ;Smith through an easement, then into a swampy area and into the Hodges Brook. He explained that he is taking the water into a brook in the opposite direction. It was noted that all the homes would be connected to a septic system, if approved. Mrs. Udall questioned �VAhyf the trench was not filled. Mr. Maloon noted that the trench at this time serves no purpose. Chairman Zaffini noted that it was hearsay that the developer plans to install a pipe when the trench is filled in and that they were requested to fill the trench several months ago. Mr. Antosca noted that they were waiting to do other work in the area, however he would have the contractor fill it in the first of the week. Chairman Zaffini requested Mr. Antosca to notify the Planning Director when they are going to fill the trench so that the Planning Director can witness the filling. -3® Minutes October 23, 1974 Mrs. Udall questioned if it is possible for interested citizens to observe the percolation tests. Planning Director Maurer noted that this would have to be arranged through the Board of Health. Planner Wellington noted that this is private property so it would be up to Mr. Antosca if he would allow them on the property to witness the percolation tests. Mr. Antosca stated that he would have no objection to them observing the test if they would submit in writing a letter stating that Mr. Antosca would be held for no liabilities for any type of injuries. Engineer Maloon advised Mrs. Udall that a percolation test on a lot takes several hours and if they do the entire subdivision they should plan onit taking 3 or 4 days. (Clerk Grant entered the meeting.) Mrs. Udall noted that there major concern is the surface water. 7. Board met with Mr. James Antosca and Engineer Ralph Maloon to discuss the definitive subdivision Plans for Camelot at Mansfield. Chairman Zaffini informed Mr. Antosca that Cabot, Cabot and Forbes would not be attending the meeting and Acting Clerk Wellingtonrread the letter from Cabot, Cabot and Forbes stating that they did not see any way in which the drainage from this subdivision would affect them as proposed. Engineer Maloon presented a plan for the water shed to the Hodges Brook and profile of the drainage from the roadway into the small outlet. It was noted that the outlet shown on the plan was not the one the Board had seen. It was noted that one of the brook is only about 50 feet from Mrs. Udall's leaching field. Engineer Maloon suggested walking the area to find the brook which is causing so much conern and see if there Is a high area, that would cause the water to run in their direction. It was noted that the area walked and the area shown on the plan were not the same. Board expressed a desire to see the outlet shown on the plan. Board felt that both outlets should be shown on the plan. It was noted that .:the brook as shown on the plan was not located in the field. Mr. Antosca authorized his engineer to locate the brook in the field and draw a plan accordingly. It was suggested that a dye be put in the water so that the Board could see where the water was flowing to andit was noted that it would become to diluted to follow. Clerk Grant noted that the ditch was not properly shown in relationship to the Cabot, Cabot and Forbes property. Engineer Maloon to do a field survey. A person in the audience requested to speak and Chairman Zaffini explained that this was a workshop meeting and that Mr. and Mrs. Udall were given the opportunity to speak as they were not notified of the public hearing and are considered to be abutters. The person noted that there is a problem in the area and he would bring it up at another time, however, development would add to this problem. Chairman Zaffini noted that it has been hearsay that a pipe is planned to be installed in the trench and informed Mr. Antosca that he is to contact the Planning Director when the ditch is going to be filled so the Planning Director can witness this action. Clerk Grant noted that he is not in favor of a retention area in a residential subdivision and he would like to see ditches where they stop the pipe during construction so that the Board can see the affect. Planning Director Maurer: suggested the possibility of not relaseing lot 16 for building purposes immediately so that they could evaluate the property without construction on it, and if there is a problem a restriction would be put on lot 16. Mr. Antosca stated that he would have NVIE Minutes October 23, 1974 ( no objections to placing a restriction on lot 16. Engineer Maloon suggested putting the retention area on lot 17 as this was not planned for development. Mr. Antosca said he would rather leave the retention area where it is proposed now and that he would have no objections to a restriction on this lot. (Planner Parsons entered the meeting at this point) Arrangements to be made to have the test holes be dug on the proposed retention area with the Planning Director present. Mr. Antosca stated he would gather- the information needed and get back to the Planning Board in two weeks. It was noted that in two weeks the Board would have to make a decision ;on this plan. Mr. Antosca stated that he would request for an extension of time and would submit a letter to the Planning Boa0d by the first of the week, along with the required covenant. d. Board discussed the definitive subdivision plan for Camelot at Mansfield. Clerk Grant noted that stationing was needed on the plan submitted at this meeting. Planner Wellington noted that they would need an easement for the retention area on lot 15 for sloping. It was noted that the plan for the easement across the property of Smith had not been submitted. Planner Wellington noted that if they walked down the easement on Smith's property and along the edge of the swamp that they would be able to spot if there is any flow towards School Street and if the swamp was running towards the Udall property it would be noticed. Planner Parsons noted that he observed the area and that the pond on Antosca's property goes towards Williams Street. Board compared the Camelot drainage plan to the plan comprised by Clerk Grant and notedsubstantial difference. .Clerk Grant noted that the contour map he submitted is at 100 scale and suggested the Board have it reduced to 200 scale photographically. Planner Latham questioned the possibility of an aireal topo and Clerk Grant noted that some of the contours may not show in this manner. Clerk Grant felt that it might be worthwhile contacting the State to get the aerial topos taken when they took the topos for 495. Clerk Grant to get a price on reducing the contour map. It was the consensus of the Board to send a letter to Mr. Antosca noting the items of concern at this meeting and that the retention area is to be on one lot only . Clerk Grant noted engineering discrepancies on the street plan. 9. Planning Director Maurer noted that the definitive subdivision plan for Foxfieid Estates was advertised for Public Nearing for November 13, 1974 and the plan has been circulated to the various department heads. No comments have been received. 10. Planning Director Maurer advised the Board that the Preliminary Subdivision Plan for Gene Cecca.re+li has been circulated to the various department heads and no comments have been received. 11. Board reviewed the Form A Plan for Waidor Realty for land on West Street for land to be conveyed to Joseph Rezza. It was noted that the plan had been signed by the Planning Board on January 9, 1974 and was not recorded within the required 6 months. Board compared the signed plan on file with the plan submitted and noted there was no changes made. it was noted that this was for a deed transfer. Motion: To sign the Form A Plan for Waldor Realty for land on West Street. (Dunn -Grant, all in favor) VOTED K Minutes October 23, 1974 12. Board reviewed the Form A Plan for United National=e.e ,Manufacturers National) for land on Chauncy Street. It was noted that this was for three lots onwed by United National Bank. Motion: To sign the Form A Plan for United National for land on Chauncy Street. (Wellington -Grant, all in favor) VOTED 13. Board reviewed the Board of Appeals notice of Public Hearing on the application of William J. O'Malia to amend the restriction on his decision filed with the Town Clerk on May 31, 1974 from "This variance is valid for two years only and construction must begin within that period" to read "Construction must begin within two (2) years of May 7, 1974". Motion: To recommend approval of the amendment on the Application of William J. O'Malia. (Grant -Wellington, all in favor) VOTED 14. Board reviewed the Board of Appeals notice of Public Hearing on the application of Cindy Fallon for a variance for a two by four foot overhanging sign at 244 North Main Street, which is larger than allowed in a Business "B" Zone. Planning Director Maurer noted that the zoning. by-law only allows a six square foot overhanging sign and that in the past three months the building inspector has had several requests for sign permits and when informed they need a variance, they make their signs conform to the zoning and felt that this sign should also be made to conform. Motion: To recommend that the variance for Cindy Fallon for an overhanging 4 by 2 foot sign not be granted. (Parsons -Wellington, all in favor) VOTED 15. Board discussed the rezoning of the property for Vicino Buick. Planning Director Maurer noted that the Comprehensive Planning proposes a business zone in that area, however it should be enlarged to take in the VFW and all of the property of the Gloria Columbo Hall. Chairman Zaffini questioned if all the property is owned by the Gloria Columbo Hall or if the Town owns part of this property. This to be checked into by the Planning Director. Clerk Grant felt that the ownership should be checked and the property lines for the Gloria Columbo Hall and the VFW shoo d be checked before making a final decision on this petition. It was the consensus of the Board to review this further before making a recommendation on this. 16. Board discussed the proposed Zoning Amendments and Planning Director Maurer noted that the major item to amend is the cummulative effect. Planning Director Maurer suggested the possiblity of having an advertised meeting in order that they would be able to obtain comments from residents in advance of a public hearing and this would give the Board an idea that they might not be thinking about. This meeting was suggested for the middle of November. This would also give the Board the opportunity to explain the function of the Planning Board. Planner Parsons noted that during public hearings, such as Vicino Buick where it is a rezoning request, the Planning Board should have made a statement as to what would be allowed in the new proposed area. The same holds true with the hearing which was just held for Camelot with the effect of the duplexes, as the people should have the opportunity to know that they are considering the problems when they make a decision. It was the consensus of the Board to have this meeting on a ONE Minutes October 23, 1974 Monday Evening so that the large meeting room could be used and to hold their regular meeting at 7:00 P.M. to disucss any business and hold the Advertised meeting at 7:30 P.M. 17. Planner Dunn noted that when the test holes are dug on the Camelot at Mansfield subdivision that the engineer should be present. 18. Planner Dunn noted that he has not received a copy of the drainage master plan. Planner Parsons noted that he has not received oneeither. 19. Planner Wellington noted there should be slat signs over the doors for the meeting rooms and that there shou?l,d be signs printed with the various Board names so that the Board which is meeting can insert their sign in the slat. This is to be proposed to the Town Manager by the Planning Director. 20. Planner Parsons questioned the status of the Wading River Development. It was noted that no definitive plans were submitted and that the 7 months for submission was up and this would require a new preliminary plan, which would be subject to the new zoning amendments. 2 Li Planner Parsons questioned if there has been any work on the Fulton Pond. Planner Latham noted that they have been moving alot of dirt within the past week. 22. Chairman Zaffini asked Planner Wellington if the:uti"llty manholes on Francis Avenue were supposed to be water tight. Planner Wellington noted that this is not necessary. It was noted that nothing had been received from Owens Illinois regarding the fencing around the retention area and the Board felt that another letter should be sent advising them that the Board would like the information on the fence within the next two weeks. 23. Planner MacFarlane noted that there had been a ground breaking ceremony in Mansfield today. It was noted that this was for the water tank on Oxford Road. 24. Planning Director Maurer noted that on Home Developers, Leonard Street sewer lift station that today was the deadline for the completion of the work and that the main item, the airtight hatch cover, was installed today but still has to be painted and that when they put the cover in place they found that they could not open the door to the shack and they have to move the shack back about 16 inches. On the paving of the intersection they have it all marked out and they went to start the work and had problems with the jack hammer. Planning Director Maurer suggested that nothing be done about using the performance bond unless nothing is done within the next week. It was noted that the hatch cover was order on October9th and was lost in transit and did not arrive until yesterday. 25. Planning Director Maurer advised the Board that next week they would be meeting with Bernard Martin and Charlie Boutas to discuss the Green Acres Subdivision plan and noted that Mr. Boutas advised him that a new preliminary design plan had been made with substantial difference in the drainage. It was noted that this would now come under the new zoning and a new public hearing would have to be held. -7 - Minutes October 23, 1974 26. Planning Director Maurer advised the Board that about a month ago the Town Manager had written a letter to the DPW regarding TOPICS. He received a letter on the TOPICS Program, which is now called Urban Systems Program, and under the new guidelines an area of mansfield could be el-igible. It was noted that this would have to be done through SRPEDD and that Massachusetts has $35,000 per year for this program. Projects are funded 70% from federal and 30% from state for realignments, and signalization and so forth. North Main Street might be included. Town Manager is having SRPEDD approach this. The only local cost that might be involved are acquisition costs. 27. Planning Director Maurer noted that on the memorandum handed out that the Capital improvement Committee met in a joint meeting with the Conservation Commission, Recreation Commission and Great Woods Study Committee and the proposals discussed were In the minutes which were sent out. The Recreation Commission and the Conservation Commission are interested in acquiring the Sweet property primarily because it is available and they have an offer from the owner. The question that was raised at the meetingis that they are talking about spending $80,000 for this property and if they are spending that amount of money for land they should be reasonably assured it is the right property. The Committee asked the Commission to study the area before the meeting last Thursday and evaluate it, They did not do this. In the handout there are 16 sites to be evaluated for recreation in the West Mansfield area. For land acquisition alone for Conservation Commission and Recreation Commission the proposal totals $300,000 and if this is going to be purchased it should be done on an overal program. Planner MacFarlane noted that they are talking about purchasing land adjacent to Memorial Park and developing it into a football field and questioned, why they needed another football field. It was noted that football is in a great demand and the exisiting field is ueed almost daily. Clerk Grant noted that they had proposed a storage building and now they are asking for a storage building with a recreation hall in the vicinity of $100,000.' 28. Planning Director Maurer noted that on the Camelot Subdivision there was a question as to whether Mrs. Udall could be technically called an abutter and that she, was given the opportunity to express her feelings and ask questions on the subdivision and felt that a letter should be sent verifying this. It was the consensus of the Board to send a letter to Mrs. Udall confirming her meeting with the Board and to also send a letter to town Counsel on the legality of the Public Nearing previously held.