Loading...
HomeMy WebLinkAboutPlanning 02/12/1973MANSFIELD PLANNING BOARD AGENDA February 12, 1973 1. Call to order (7:30 P.M.) 2. Clerks Report a. Correspondence b. Minutes df iJanuary,22,1'973 c. Minutes of January 25, 1973 d. Minutes of January 29, 1973 e. Minutes of February 5, 1973 3. Warrant 4. Visitors Agenda: 8:00 P.M. Micheal Murphy re. Cabot, Cabot and Forbes 8:15 P.M. Guido Scarpellini re. Walnut Park 8:30 P.M. Bristol County Builders 5. Old Business a. Status of Plans 1) Mansfield Trust - Def. Sub. - Forbes Boulevard - 2/9/73 2) Mansfield Trust -Def. Sub. - Forbes Boulevard - 2/25/73 3) Walnut Park - Def. Sub. 4) Boro_Sand and Stone - Gravel Removal 5) Conrad - Form A - East Street 6) Joseph Gonsalves - Form A - Mill Street - 2/5/73 7) Robert L. Rizzo - Form A - Old Farm Road - 2/5/73 8) Waldor Realty - Form A - West Street - 2/19/73 9) Beverly Building Corp. - Form A - Lawndale Road - 2/21/73 b. Zoning By-law - Discussion on Article 7 c. Comprehensive Planning Program d. Home Developers, Inc. - Drainage from Leonard Circle 6. New Business a. Zoning Board of Appeals - Public Hearings - 2/20/73 1) Robert L. Rizzo - Town House Apartments 2) Frederick T. Vallett - Non Conforming Lot. b. Around the table. 7. Adjournment 1 MANSFIELD PLANNING BOARD MINUTES February 12, 1973 The Mansfield Planning Board met at the Town office Building on Monday, February 12, 1973 at 7:30 P.M. Present: Chairman Mendes, Clerk Grant Planners: MacFarlane, Latham, Nelson, Zaffini, Wellington Town Planner Maurer 1. Letters were read from the following: Town Counsel to Board of Selectmen regarding Kelton Potter vs Board of Appeals. Cabot, Cabot and Forbes to Planning Board submitting names of Hampdon Street and Norfolk Street for their subdivision. Board of Health :to Planning Board stating approval of the plan for the Mansfield Trust. SRPEDD to Planning Board regarding housing work program. Wayne Torkington to Carol Thomas regarding printing of final program. - set aside to be discussed later Planning Board to Town Treasurer regarding Wayside Estates Performance Bond. Ma-yoriof Attleboro to Planning Board regarding meeting of the Highway Task Force. Planning Board to William VAnnolfo regarding Magna Vista Recreation Area. Copy of January Building Permits Report Board of Appeals notice of hearing for Michael Castriotta for a VARIANCE to convert a two family dwelling to four family use. Said dwelling is located in an Industrial Zone which makes the use nonconforming. Board of Appeals notice of hearing for Home Developers Inc. to establish a lot for a single dwelling on the corner of Leonard Street and Leonard Circle with a frontage of 90 feet which is nonconforming in a Residence "A" Zone. Board of Appeals decision on the application of Mayfair Cleaners to allow the installation of a sign attached to the building on the property of Eysie Realty Trust located on the corner of North Main and Church Streets which would be larger than allowed in a Business "B" Zone. - Denied Board of Appeals decision on the application of Albert J. Fasulo for a VARIANCE to construct a forty by sixty foot building for the purpose of storing taxi cabs on the corner of King and County Street Streets. Said use would be nonconforming in a Residence "C" Zone. - Granted Board of Appeals decision on the application of Paul F. Boyden for a VARIANCE to allow the installation of two signs pertaining to the sale of real estate which would be larger than allowed in a Business "B" Zone - Granted with restriction Board of Appeals decision on the application of Norman A. Gray to remove gravel - 2 - Minutes February 12, 1973 from a parcel of land located at 897 South Main Street in an Agricultural zone. Granted with Restrictions. SRPEDD to Planning Board regarding Technical Assistance Available in Zoning Matters. Division of Community Services to Municipal Planning Board regarding Public Law Memo Division of Community Services to Municipal Planning Board regarding Public Law Memo Southeast Region Cooperative, Extension Service announcing a film entitled "Multiply and Subdue Nature Massachusetts Federation of Planning Board Planning and Zoning Newsletter Booklet entitled "State Aid to Municipalities for Highways and Streets 1972." Joint Transportation Planning Group Notice of Meeting of Statewide Airport System Study. Joint Transportation Planning Group Notice of Meeting of February 7, 1973 New England Economic Review for November/December 1972. Joint Transportation Planning Group Memorandum from SRPEDD Staff regarding Current Staff Limitations. The Regional Planning Law Chapter 40B of the General Laws of Massachusetts. Massachusetts Department of Community Affairs Public Law Memo New England Economic Indicators for January, 1973. 2. Board discussed the Minutes of January 22, 1973 and noted the following changes: Page 2rItem Street#andtothatread the"it intersectionnoted Pinethat Viewthere Terracespillage East Lawndale Road was broken up." Page 3, Item #7 to read "Clerk Grant left the room and did not participate in any discussion." Page 3 Item # 9 to read "Clerk Grant left the room and did not participate in any discussion." Motion: To approve the Minutes of January 22, 1973 as amended. (Grant -MacFarlane, all in favor) VOTED 3. Motion: To approve the Minutes of January 25, 1973 (Grant-Zaffini, MetFarlane;rCa'thaw Nelson, ir.;, Mendes - Wellington present but not voting.) VOTED - 3 - Minutes February 1.2, 1973 4. Board discussed the Minutes of January 29, 1973. It was noted that the decision to sign the warrant was not the consenus of the Board but it was a motion. Motion: To approve the warrant of January 30, 1973 in the amount of $87.45. (Grant -Latham, all in favor) VOTED Motion: To approve the Minutes of January 29, 1973 as amended. I (Grant-Zaffini, MacFarlane, Nelson, Latham, Mendes - Wellington present but not voting) VOTED 5. Motion: To approve the Minutes of February 5, 1973. ) l (Grant-Zaffini, MacFarlane, Nelson, Latham, Mendes -Wellington opposed) VOTED 6. Chairman Mendes questioned Planner Wellington as to why he did not w.i.sh to vote of the on the minutes. Planner Wellington stated that he was not notified meetings and would not :vote on what was transcribed at those meetings. 7. Board discussed the warrant of February 13, 1972 in the amount of $259.70• Town Planner It was questioned what the Gas bill was for the Town Managers car. t1itttleton and he Maurer noted that he had used the Town Managers car to go to had to put gas in it on the way back. —' Motion: To approve the warrant of February 13, 1973 in the amount of $259.70. (MacFarlane-Zaffini, all 3n favor) VOTED 8. Town Planner Maurer informed the Board that the expenses incurred by the Special the blue sheet that Town Meeting was $191.35 for the paper; for the warrant and made their recommendations on. Town Planner Maurer informed the Planning Board the Board that the Town Clerk was paying the majority since it is his obligation to get the warrant printed and the Planning Board secretary had done the typing Clerk for the warrant, it was noted that the expenses picked up by the Town itself, $25.00 for collating the warrant, and $75.00 were $52.80 for the warrant for the stencils and blue paper for the planning Board recommendations. The cost incurred by the Planning _Board was $5.40 for Modern Blue Printing for 500 5 black line prints and $33.15 for the Mansfield Press for the printing of maps. 9. Board met with Micheal Murphy and Paul Dalton from Cgbot, Cabot and Forbes. discussion.) Mr. (Clerk Grant left the room, and di.d not participate in any streets and they Murphy informed%the Board :that they had the bonds for the two that there were two streets were hoping the plans would be signed, it was noted Zaffini if Cabot, Cabot and Forbes had approached on each bond. Planner questioned Acorn Manufacturing regarding using Forbes Boulevard for an access to their bui!Iding. Mr. Dalton stated that he felt it was not up to Cabot, Cabot and Forbes to approach them but if Acorn Manufacturing came to Cabot, Cabot and informed Forbes they, would be glad to let them have access. Town Planner Maurer the and prices the Board that he and Mika Murphy r had gone over quantities the bonds. Town Planner Muarer informed the and arrived at the figures used on Board that the detailed information they requested consisting of rip -rap,, guard rail, and an amendment to the curb information on one plan, and rip -rap and guard rail on the Plymouth Street Plan, had been placed on the linens. Also the note pertaining to the burying of stumps and organic material was on the plans. It was noted that both plans had been signed by the Board of Health. m Minutes February 12, 1973 Board discussed the request for using HampdDn Street and Norfolk Street. It was noted that Hampdon Road could be used so that it would hot be confused with Hampshire Street. Motion: To accept the names of Hampden Road and Norfolk Street for the names of the roads within the Cabot, Cabot and Forbes Subdivision. (Nelson -Wellington, all in favor) VOTED It was noted that Hampton and Norfolk are on one bond in the amount of $235,500., and Forbes Boulevard and Plymouth Street were in another bond in the amount of $203,000. Motion: To sign the definitive subdivision plans for Cabot, Cabot and Forbes for Hamp4on Road, Norfolk Street, Forbes B ulevard and Plymouth Streets with the understanding that the names Hapen Road and Norfolk Street will be placed on the 1. hens before the prints are made. (Wellington-Zaffin, all in favor) VOTED 10. Board met with Mr. Guido Scarpellini and Engineer Ralph Maloon to discuss the Walnut Park Subdivision. It was noted that the drainage had been carried out from Walnut Park to Walnut Streee9 with a 12 inch line and a manhole. It was `" p B noted that instead of the ing taken through an easement the drainage will come around the corner in an 18 inch pipe and then taken to a 24 inch pipe off the property. Engineer Maloon stated that the State requested only one outlet instead of two and they will pick up the outlet at the end of Mr. ScI pe� inils property. it was noted that the Town will be installing 3 or q'�C.ri. S�0S 4 along Walnut Street to help solve the water problem in the area. Chairman Mendes questioned where all the drainage would tie in. Engineer Maloon stated that it would tie into the manhole on the plan and that the manhole had been made deep enough to take care of it. Town Planner Maurer informed the Board that originally the Town was going to have a drainage easement but the representative for the Walnut Street residents (Mr. Donahue) said that they would rather have the drainage system in the street. Planner Wellington noted that there was an improper elevation on the invert of the mahhole and his percentage grade was wrong. Motion: To return the pian 'for>the-drainage of Walnut Park subdivision for the corrections. (Wellington-Zaffini, all in favor) VOTED 11. Board met with Bristol County Builders to discuss the preliminary plan on Stearns Ave. Engineer Ralph Maloon informed the Board that they had approached the abutter about an easement and will not allow it. It was noted that there are a couple of low areas that are not swamp but the base of the trees are mossy and the builders would like to try and get the water into the ground before it hits the property line by using large leaching pits. Chairman Mendes pointed out that there is no water in that area. It was noted that wells would sev the houses with whatever -water was needed and that there was a fire hydrant n y 500 feet away from the beginning of the subdivision. Clerk Grant questioned if any percolation had been taken on the property. Engineer Maloon stated that the front lots were 15 minutes per inch and the back lots were 10 or 12 minutes per inch. Clerk Grant stated that it was very slow perc and he did not feel that ground with that slow perk would handle the water that would be coming off of the asphalt streets, driveways, and roof drainage, and it would mean that it would be going onto the abutters land, it was also noted that if the water was let drain into one area that in dry season it would breed mosquitos ONE Minutes February 12, 1973 The builders questioned what the rules and regulations were on water drainage. Chairman Mendes informed them that they normally expect the drainage toz.get into a body of water that will carry it away and they have not found any drainage that works satisfactorly without it. It was the consensus of the Board that they should approach other abutters about getting a drainage easement as:r.thev"Board feels the land would not drain properly without one. 12. Board met with Mr, Robert L. Rizzo to discuss the plans for building Town Houses on Saddle='Ridge,Rd(Clerk Grant left the room and did not participate in any discussion.) It was noted that Mr. Rizzo would like to erect four 5 -unit Town i Houses and that the plan had been submitted to the Board of Appeals. It was noted that the community sewer system would be used and placed in the Residence A Zone and the Town Houses would be in an Agriculture Zone. Mr. Rizzo pointed out that he would be using two less lots than if he had used all the lots that go along Saddle Ridge Road. It was noted that the building sizes shown on the plans are the maximum they would use as, they were still uncertain as to the design they would be using. it was noted that they were providing 40 parking spaces and it would be all within the:Agriculture Zone. It was noted that the maximum sewer that could be supported was for 132 bedrooms and they were only proposing 62 bedrooms. The Maximum recreational area is 450 square feet and they are proposing 2,000 square feet. The distance between the nearest house and the Town House would be 142 feet. The distance between the Town Houses would be approximately 66 feet. It was noted that there was already water supplied in the area and that there are three existing hydrants. Chairman Mendes questioned the legality of having the septic system for the Town Houses in the Residence "A" Z®ne.' Mr. Rizzo pointed out that the two sewer syx4emspua1p3 would be alternating and that there was a reserve s and they would only be constructing 50% of the area that they have. It was noted that the sewer system 'would be maintained by the owner of the complexes, and that this is State regulated, it was noted that the leaching system had been put in the proposed area because they had the best percolation there. It was noted that they had not obtained State approval for the septic system yet. Chairman Mendes questioned if they had any elevation plans and that sort of information. Mr. Rizzo presented an illustration of apartment complexes showing six .entrances. Mr. Rizzo stated that he had no floor plans but he was proposing 3 bedroom apartments. Chairman Mendes questioned that if Mr. Rizzo decided upon the condominium style who would have the responsibility of maintaining the sept1c system. It was noted that it would be in the care of the person responsible for maintaining the open land and that the State would have regulations pertaining to the maintainence of the septic system. It was noted by Chairman Merides that the plan for a subdivision showing Carriage Lane in the location of the proposed Town Houses would have to be amended. It was then questioned by Planner Zaffini if there would have to be a note on the plan giving an easement to the Town of the use of the fire hydrants. It was noted that if an easement is given to the Town then the Town would be responsible for the maintainence of the hydrants and that if there was a fire in that vicinity that they were sure no one would give them any problems to using the hydrants. Chairman Mendes stated that the noteon the platlrnoting Planning Board approval not requiredbe changed to read that tFit is a amendment Pto the a Ist subdivision plan signed as it is not r®elly plan. Maurer pointed out t cgtf�er occasions a ner hearing has been held to rescind the old plan for Ct � and then approve the new plan, i{g�, It was noted that they would also be changing the design of the cul-de-sa Minutes February 12, 1973 Chairman Mendes suggested having the Board of Appeals postpone their hearing on the plan so that they could rescind the first plan and advised the applicant that he would have to apply for a Variance to put the sewer system for the complexes in the Residence "A" Zone. Town Planner Maurer suggested the possiblity ofholding the Board of Appeals hearing, which would have to be postponed, immed- iately after the Planning Board hearing so notices could be sent out all at once. It was the consensus of the Board to have the Town Planner approach the Board of Appeals on this matter. Linen was returned for a change in the title block. 13. Board reviewed the Form A Plan for Waldor Realty for land on West Street. It was noted that lot 4 did not have enough setback as it was a corner lot, therefore the lot line would have to be moved over by 2 feet. It was noted that the plan would have to be stamped "No building permit shall be issued for lot without prior approval by the Mansfield Planning Board" and "Approval of this plan does not imply the approval of any future roadway for any future. -subdivision." Plan was returned for corrections. 14. It was the consensus of the Board to hold the meeting next week on Tuesday, February 20, 1973 at 7:30 P.M. due to Washingtons Birthday holiday on February 19, 1973. David Millette requested to be put on the agenda for 8:00 P.M. 15. Board reviewed the gravel removal plan for BoroSand and Stone, Inc. for land in the northwesterly corner of Mansfield. Town Planner Maurer informed the Board that, assuming the plan comes under the new regulations, they still needed the quantity of gravel to be removed, the estimated length of time of the operation. It was noted that they had submitted the perimeter plan, submitted the topographic plan and the soil logs and entrance and exit roads, all that is showing, is a private driveway out to their land in North Attleboro. The Board reviewed the soil borings and in some areas noted they were too close to the water table and in other ,places no data was given to show the water table. It was noted that traffic routes would not be necessary with the Chief of police as they would not be traveling any Mansfield roads. it was noted that there would be'no,.problem respreading the 5 inches of top soil back accross the property and that the bonding procedures have not been spelled -out. it was noted that there is a total of 21 acres of land and they haven't divided the area as to what sections will be worked first, It was noted that the limits of excavation are 100 feet to the property line and they come closer in some instances. Plan returned for the additional data and corrections. 16. Board reviewed the Form A Plan for Mr. Conrod for land on East Street, Motion: To sign the Form A plan for Mr. Conrod for land on East Street, (Grant,- Nelson, all in favor) VOTED 17. Board reviewed the Form A plan for Joseph Gonsalves for land on Mill Street. It was noted that there was not enough frontage on lot 8A and that Canaay was not onger the owner of the 'abutting land, Plan was returned for corrections. 18. Board reviewed the Form A Plan for Beverly Building Corp. for land on Lawnda e Road. It was noted that this land consisted of a recreation area to be given to the Town upon acceptance at the Town Meeting in the Magna Vista Area, Town Planner Maurer advised the Board that he would be writting a letter to Mr. D'Annolfo advising him that they would be having the stone bounds set and the money would be taken from the check presently held by the Town, Town Counsel -7 - Minutes February 12, 1973 has advised that this is proper. It was noted that they originally called for 3 bounds and now they are requesting 5 bounds a.c' so that they would have two bounds on the entrance. It was the consensus of the Board to set the two bounds at the entrance on the same side only one in the beginning of the entrance and one at the end. Town Planner Maurer to send a letter to Mr. D'Annolfo. Motion: To sign the Form A Plan for Beverly Bultding Corp, for land on Lawndale Road. (Grant -MacFarlane, all in favor) VOTED 19. Board reviewed the drainage for Home Developers, Inc, for Leonard Circle. Town Planner Maurer informed the Board that on the drainage easement running between lots 12 and 13 the plan required that the:;pipe'be extended out from the street 175 feet and that they have now gone out 25 feet and have hit the swamp, and the pipe comes out in water. Planner Latham questioned if they had put foundations on the location where they had buried the trees. Town Planner Maurer informed the Board that the trees were not that close to the foundations. Town Planner Maurer questioned the Board if they felt the pipe should be extended to 175 feet. Motion: To rescind the restriction to carry the drainage pipe 175 feet from the street between lots 12 and 13. (Zaffini-Grant, all in favor) VOTED Motion: To require Home Developers, Inc. to carry the drainage pipe 100 feet r from the street between lots 12 and 13. (Wellington -Nelson, Grant, Latham Y::Zaff9.nI;jAgndes imn favor— MacFarlane opposed) VOTED 20. Board reviewed the draft of Article 7 for the Special Town Meeting. The Board questioned what the adoption ofparagraph6 would mean in the construction of the new Town Hall being proposed. Town Planner Maurer informed the Board that the new Town Hall was proposed under consideration of data give from Camp, Dresser,,McKee for the flood area around the Rumford River. The cellar floor elevation is 2 feet above the 100 year fioo&4,Ie-vat$oa. The ground around the floor would be well above that. Planner Nelson stated that he felt that the restriction was already covered by the State and was not needed in the Town By-law. It was noted that when you state the building cannot be in a certain location you have to say if it is the butt ding floor or the top of the foundation. It was noted that the location of Hodges Brook has changed so much that it might be better to say South of School Street. Planner Latham felt that they should not just be restricted to the Wading River, Rumford River, Canoe River and Hodges Brook as there are other bodies of water that would give problems to builders. It was noted that mention should be given to the Back Bay Brook. Town Planner Maurer informed the Board that restrictions were needed in order for the Town to remain eligible for the flood plain insurance program. Chairman Mendes suggested taking the floods plain insurance approach and just restrict that no cellar floor shall be constructed at an elevation lower than the 100 year flood line in any adjacent body of water. Town pl+a'ffndr Maurer stated that they still need 6.a. because of the small streams that do not have a flood plain level established. Chairman Mendes suggested that each member review the draft and make recommenA.t:'o dations at next weeks meeting as to what they feel would be best. Minutes February 12, 1973 21. Chairman Mendes suggested that the Board review the Phase II of the Comprehensive Planning program so that it could be Voted on at the next meeting. 22. Board reviewed the application of Frederick T. Vallett for a Variance to divide a parcel of land into two separate lots at 207 ,Union Street Extension Each lot would have an area of 11,500 square feet which is nonconforming in a Residence "A" Zone. Chairman:- Mendes questioned if the Board would like to make a recommendation to 'the Board of Appeals. No "recommendation was made. 23. Clerk Grant read,a letter from Chairman Robert Mendes to the Planning ,Board informing them of his decision to resign from the Board effective March 2, 1973. Chairman Mendes informed the Board that there were two terms also expiring this year and that if they wished to serve again they should submit their names to the Town Clerk as soon as possible. 24. It was the consensus of .the Board to submit _a Re`comrnen�4�ior" the rezoning of Compo Chemical foriJ and on Branch Street otohbeTorezoned wn rtofor Industrial. Town Planner Maurer to 01T4fttthA$sfQV Thionnextrieveting. 25. Town Planner Maurer informed the Board that several residents would like to meet with the Planning Board to discuss the Cluster Development as they do not feel they know enough about it to support it. 26. Meet n adjourned at 11:2o P.M. 1 Clerk Date