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HomeMy WebLinkAboutPlanning 10/30/1974MANSFIELD PLANNING BOARD - AGENDA October 30, 1974 1. Call to order (7:30 p.m.) 2. Clerk's Report a. Cgrrespondence b. Minutes of October 23, 1974 3, Warrant 4. 'Visitors Agenda 8:00 P.M. Bernard Martin re. Green Acres Subdivision 8:30 P.M. Margot Jellinek re. Gravel Pits Mrs. Udall 5. Old Business. a. Status of Plans 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 d Park Street ® 12/9/74 4) Woodland Park ® Entrance Plan b. Planning Board Zoning Meeting c. Recommendation on rezoning of Vicino Buick 6. New Business a. Board of Appeals Debra Ann Realty Corp. b. Around the Table 7. Adjournment MANSFIELD PLANNING BOARD MINUTES October 30, 1974 Present: Chairman Zaffini, Clerk Grant Planners: Wellington, Latham, MacFarlane, Dunn, Parsons Planning Director Maurer 1. Motion: To appoint Planner Wellington Acting Clerk. (La tham®MacFarlane, all in favor) VOTED 2. Letters were read from the following: Camelot Realty Trust to Planning Board requesting extension of time and new public hearing - set aside Pl-anning Board to Owens-Illinois regarding fencing around the gasi storage area. Planning Board to Board of Appeals regarding application for amendment of decision for William O'Malia. Planning Board to Board of Appeals regarding application of Cindy Fallon. Planning Director to Town Counsel regarding Public Hearing for Camelot at Mansfield. Planning Board to Mr, and Mrs. William Udall regarding Camelot at Mansfield. Mr. and Mrs. William Udall to Planning Board regarding new hearing for Camelot at Mansfield. Planning Board to James Antosca regarding Camelot at Mansfield. —Chairman Zaffini noted that the Planning Director witnessed the filling of the trench and no pipe has been installed. International Fidelity Insurance Company to Planning Board regarding status of required improvements for Oakleaf Estates. - set aside Acting Clerk Wellington felt it shobld be returned with the same information as the last form. Board of Appeals decision on the application of James Breen - granted Board of Appeals notice of Public Hearing on the application of Debra Ann Realty set aside.. 3. Motion: To accept the minutes of October 23, 1974 as presented. (Latham -Dunn, all in favor) VOTED 4. Motion: To sign the warrant of November 5, 1974 in the amount of $25.71. (Latham -Dunn, all in favor) VOTED 2 6 Minutes October 30, 1974 5. Board met with attorney Bernard Martin to discuss the drainage for the proposed Green Acres subdivision. He noted that the blue areas on the drainage plan are the wet areas. The proposal will make no more flow on Maple Street than is at present, the flow as designed will be somewhat less than the present flow. Presented a letter to the Board from RIM Engineering. Noted that area A is for all storm water on Green Acres Drive and lot 21. Area B is for storm drainage for most of Jennifer Drive. Area C is for the area which will feed directly to the existing drain in front of lot 13. Area D will flow directly to the existing drain in front of lot 15. He noted that there is an existing valley on the site between lot 35 and 36. The drainage from areas a and b and some of the water from lot 32 runs to the valley. Proposes an earth dam in front of the valley to use the valley as it now exists for a retention area. There will be an outlet from the earth dam. Mr. Martin noted that areas A, B and C and a portion of lot 32 all drains to the existing pipe in front of lot 13. The area marked "A" and above it is for the retention area that is presently there. Under the road he would build catchbasins and put pipes under the road. That entire area would be held back by the earth dam on lot 21. Lot 21 and the area of lot 32 would never be built on. He noted that a pipe would run down the back of lots 11 and 12 and down the lot line of 12 and 13. No flow would be greater than what is there now at its present state. On area B the water would pitch back to the rear of the property and from the redline to the street would be picked up by the catchbasins and flow under to the existing drain. The rest would flow back up into the catchbasin into lot 32 and into the retention area designed. Mr. Martin noted that Area D there would be some piping at the water area just above lot 16 where he would pipe from the flow area down on the lot line between lots 15 and 16 and into the culvertthat goes into the road now. Lots 15 and 16 would require Hatch Act approval prior to this, as they have to be dried up and filled. It was noted that this was hot a preliminary plan submission but just a plan to show the concept of the drainage to be established. Mr. Martin submitted to the Board a letter from RIM Enginering and a copy of the drainage calculations. . Mr. Martin compared the original plans submitted to the new proposal and noted that the road coming in from Maple Street was moved over and the road goes up straight inttead of cutting over. Mr. Martin noted that there presently exists a 12 inch drain pipe under the road and this would not be able to withstand a severe storm with additional development and suggested that his client increasethis to an 18 inch drain pipe in order to avoid flooding in the road area. This would allow for a 25 year storm in the area, according to Mr. Maloon's calculations. He noted that there would be some difference on profiles and finished roads. Board to review the plan further and notify Mr. Martin by mail of their decision. 6. Board met with Mrs. Margot Jellinek to discuss gravel. Mrs. 'Jellinek noted that the Conservation Commission was informed by Town Counsel that they did not need a Board of Appeals approval to take gravel out of the ponds as there is nothing in the Zoning By-law to cover this. Mrs. Jellinek noted that the Board is considering changes in the zoning for the Town Meeting in April and hoped that they would give this serious consideration. She did not suggest a Special Permit by the Board of Appeals and she felt it should come between the Planning Board and the Conservation Commission on Hatch Act. She noted that at a meeting with the state regarding stream channelization that a serious study was needed on the water ways in the Town. (Planner Parsons and Planning Director Maurer entered the meeting.) Mrs. Jellinek noted that anybody can come to town and _3® October 30, 1974 Minutes dredge and remove gravel as there is no law. Mrs. Jellinek noted that you can replace trees but once they remove all the gravel from the Town you can't replace it. Mrs. Jellinek stated that she heard an engineer in Town say it is easier to take the gravel from theponds. Mrs. Jellinek noted that she would like to see this as a permit with approval from the Planning Board and Conservation Commission as she did not think it has anything to do with the Appeals Board. She noted that she would appreciate it if the Board would give this serious thought at their workshop meeting. She noted that she could put an article in herself and have the Public Hearing held but felt that if it is not enacted through the Planning Board that it would only be tabled, and that she did not have the knowledge. Mrs. Jellinek stated that she hoped the Board would be able and willing to come up with something for the good of the Town. 7. Board met with Mr. and Mrs. William Udall to discuss the Camelot at Mansfield Subdivision. Mr. Udall informed the Board that they had walked the area extensively and that it was apparant that there would be : -a great deal of peat which would be removed and noted that at present the peat acts like a sponge and soaks up the water that is there. Mr. Udall questioned what effeetthe septic systems proposed might make on the ground water itself, as there would be approximately 200 gallons of flow per bedroom per house. He questioned the drainage line from Tremont Street, which runs into the small swamp and noted that there was a pipe installed when the cape houses on Tremont Street were built and questioned if the proposed development would affectthe drainage on Tremont Street, Mr. Udall questioned what affect it would have on the, whole area in the event of a larger than -anticipated storm. Mr. Udall suggested that an environmental impact statement be prepared for this subdivision. Mr. Udall noted that the trench had been filled except for 18 feet close to the pond, which is still open and the water is at the level of the pond, and questioned if this would still act as a natural storm drain as there are boulders inthere. Mr. Udall noted that his concern was that there should be a time limit established regarding when the percolation tests could be made on the lower side and questioned where the drainage from the higher lots would go. Mr Udall felt it was important that an environmental impact study be done. Planning Director Maurer advised the Board that there is a section of the trench that was not filled as they ran out of material and that he witnessed the filling of the trench and took pictures before any filling was done. The trench is around 300 to 350 feet long and the outfall of the trench is around 35 feet from the water level in the pond asit stood today. That in a verticle elevation might be about 2 feet above the level of the pond. (Clerk Grant entered the meeting) Planning Director Maurer noted that there was a section in the middle of the trench which had water standing which varied from 4 inches to a little over one foot, and that this was because of the conditions on the bottom of the trench and there wa s no flow of water from the trench to the pond. Mrs. Udall noted that the partof the trench which is not filled in that there are mounds of dirt on either side which could have been used to fill it in and that these were not touched. 8. Acting Clerk Wellington read the letter from Mr. James Antosca requesting and extension of time and requesting a new Public Hearing for the definitive subdivision plan for'Camelot at Mansfield. It was noted that a letter had also been received from Mr. and Mrs. Udall requesting a new Public Hearing. It was noted that the extension of time would bring the Board up to January 9th, 1975 to make a decision. Motion: To grant an extension of time for the definitive subdivision pian for Camelot at Mansfield to January 9, 197 (Wellington -MacFarlane all in favor) VOTED -4 - Minutes October 30, 1974 Motion: To advertise for a new Public Hearing for Camelot at Mansfield for Wednesday, December 4th, 1974. (Wellington -Grant„ all in favor) VOTED 9. Chairman Zaffini advised Mr. and Mrs. William Udall that an environmental impact statement is for State projects and that the Planning Board does not have the authority to request this of Camelot at Mansfield proposed subdivision. 10. Planning Director Maurer advised the Board that the Public Hearing for Foxfield Estates was scheduled for November 13, 1974 at 8:Oo P.M. and that no comments have been received from the various department heads. 11. Planning Director Maurer advised the Board that no comments have been received from the various department heads on the Preliminary subdivision plan for Gene J. Ceccarelli. 12. Board reviewed the entrance plan for Woodland Park subdivision and Planning Director Maurer noted that they are asking for approval of the concept of the intersection degisn. Motion: To require the intersection be installed without the island and that the maximum curb radius that will be allowed is 50 feet. (Wellington -Grant, all in favor) VOTED 13. Board reviewed the Form A Plan for Arthur Morrison for land on Willow Street. ( Clerk Grant noted that if the future road is going to be put in there that the house, being a corner lot, would not have the required front yard setback from the future roadway, as they only have 25 feet and 30 feet is required in an Agricultural Zone. Motion: To return the plan to have thelotline changed to take into consideration the 30 foot setback if the new road is developed (Grant -Dunn, all in favor) VOTED 14. Board reviewed the Form A Plan for Bruun and White for land on Tremont Street. It was noted that the Engineer's signature was not on the plan. Motion: To sign the Form A Plan for Bruun and White for land on Tremont Street at the next meeting, after the Engineer's signature had been added to the plan. (Grant -Wellington, all in favor) VOTED 15. Board reviewed the "as built" plans for Oakleaf Estates. Planning Director Maurer questioned the position of the bounds set. Clerk Grant noted that the pavement width should be required and this should be included in the subdivision regulations. Clerk Grant noted that the headwall was not shown. Planning Director Maurer noted that the easement description was not given. Clerk Grant noted that the bearings should be shown on the street. Clerk Grant noted that the tangents were not shown and that the percent grade of the roadway was not shown. Plan to be returned. 16. Board discussed the Planning Board's Zoning Meeting which is tentati/ely scheduled for Monday, November 25, 1974. All Board members were in agreement with this scheduled date. To be advertised. 17. Board discussed the rezoning request of Vicino Buick. Planning Director -5 - Minutes October 30, 1974 Maurer noted that, according to the tax list, the Gloria-Columbo Hall owne the entire parcel which the building is located on. Board reviewed the lot line for the Gloria-Columbo Hall and the VFW and noted that in order to go for an increase in area the Board would have to hold a new public hearing and insert another article in the Town Meeting warrant to cover this. It was noted that the area requested could possibly be dfvid4ng Pohe building of the Colombo Hall into two zones. Clerk Grant statedthat he was in favor of inserting an article in the warrant before this article to try to cover the entire parcels. It was noted that the Planning Board has to make a recommendation on this before 30 days are up after the public hearing. Clerk Grant noted that the Town Meeting procedures for petitioning for a Zoning Change should require a description, the applicant should write the notice for the paper and a definitive plan should be shown. Planner Wellington noted that the description given was not adequate. It was the consensus of the Board to notify Mr. Vicino that the description given was inadequate and that the Board would like to discuss this further with him. When he meets with the Board they will inform him that they would like to rezone a larger area than he proposes and that a new public hearing will be held. 18. Board reviewed the Board of Appeals notice of Public Hearl:ng on the application of Debra Ann Realty. Board reviewed the decision of the Board of Appeals of May 16, 1972 and noted that the Board of Appeals established a density on the site and that this should hold through and should stand at 144 units. It was noted that 140 units had been constructedy and that the Special Permit would allow only another 4 units. Motion: To recommend disapproval of the amendment to the decision and make reference to the Board of Appeals decision of May 16, 1972 which states that anything larger than 144 units would be a detriment to the community. (Wellington -Dunn, all in favor) VOTED Planner Latham felt that something should be said regarding the radifica.tion part of the application. It was the consensus of the Board to mention that the radification part of the application is a procedural item and that the Board has no recommendations on this. 19. Planner Latham noted that the Work on Fultons Pond is almost complete. 20. Planner Dunn questioned the status of the Leonard Street Project. Planning Director Maurer noted that the hatch cover is on and the patching of the road is completed and the shack was moved back. it was noted that they have to put a new door on it and have an electric.ian,comelin to adjust the emergency panel. Planning Director Maurer noted that now the residents in the area are complaining they do not like the looks of the new cover, and noted that the developer plans to plant schrubs around the area. 21. Planner.;, Dunn questioned the status of the manholes on Francis Avenue. Planning Director Maurer stated that he had not been in that area. 22. Planner Dunn felt the Board should review the Green Acres proposed drainage with the soils map. He further noted that lots 31 and 30 he did not know how they plan to get access to them and there is a question on lots 33 and 34 as it looks like half of them are swamp. Planning Director Maurer noted that once the drainage concept is approve they will come in with preliminary pians for lot layouts. Clerk Grant felt the headwall was on the wrong side. m6® Minutes October 31, 1974 23. Clerk Grant noted that he received a price of $38.00 for the reduction of the 100 scale topo to a 200 scale. Motion: To have the topo map reduced from 100 scale to 200 scale at a price of $38.00. (Parsons -Dunn, all in favor) VOTED 24. Clerk Grant noted that about five years ago he got a price for aerial topos of the entire Town and it was $1,500. It was noted that almost the entire Town has been done by the State already. Planner Latham noted that there had been pictures of the Town at one time which had never been used. 25. Planner MacFarlane questioned if, on the water lines on South Main Street, they were just running the line or if they were going to put in the lateral connections. It was noted that the contractor is just putting the line in and that another contract will be for the laterals. 26. Planner MacFarlane noted that James Street has been paved and it is not even a Town accepted Street. It was noted that the Board of Selectmen choose which streets in Town will be paved. 27. Planner Parsons noted that the Board had once considered an impact of environment for future subdivisions and that he had sent a copy of the one required in Duxbury to the Planning Director and question if this was on a list to be considered. Planning Director Maurer noted that it was not an a list to be considered. 28. Planning Director Maurer noted that on Saddle Ridge Road that they had put the berm in and today they were starting the sidewalks and this should be done within a week. 29. Planning Director Maurer noted that an Environmental Impact Statement for the Sears Mall is going to be presented at a meeting in Foxboro next Wednesday at 8:00 P.M. in the Foxboro Media Center and that the drainage from this goes; -into the Robinson Brook. The biggest factor, on Mansfield is the circulation system as this ties into Route 140. 30. Planning Director Maurer noted that the Capital Improvement Program Committee would be meeting on Thursday, October 31, 1974 and that they have gone through all of the project requests and are having a summary of all of the requests prepared and this will be sent out to the Board members next week. It was noted that no totals are available as departments did not submit cost estimates. Last years total was 1.2 million dollars for this year, and noted that some requests have changed and some new ones have come in. 31. Planning Director Maurer noted that on the Camelot proposed subdivision that he walked from the pond to the Udall's property and could not see where the water was coming from the Hodges Brook side across to the Udall's property. It goes under Williasm Street at 4 or 5 different locations and it appears to come from the front of the development, which will be diverted to the back after development. They will be digging the test holes on Monday in the retention area and they will mark out the location of where the pipes will end coming into the retention area and where they will begin going out of the retention area. They will submit plans next week showing the drainage from the back of the subdivision over to the Hodges Brook. ®7® Minutes October 31, 1974 Chairman Zaffini noted that he had done work for John Garrett and Carl Scheffy yearsago and that Garrets property was behind Udall's house.and when there was a heavy rain, they used to have dirt cellar floor and they had to have sump pumps, so the area has been wet. He further noted that it used to flood across the street. Planning Director Maurer noted that the Udall's have more concern than anyone as they are in what was once a drainage course. Planning Director Maurer noted that regarding the filling of the trench they used all the material they had on the trucks and they ran out so they did not fill the end of the trench, but could not see how this would create any problems as it is not draining anything. 32. Meeting adjourned at 10:05 P.M. to