HomeMy WebLinkAboutPlanning 02/20/1973MANSFIELD PLANNING BOARD
AGENDA
February 20, 1973
Call to order (7:30 P.M.)
Clerks Report
a. Correspondence
b. Minutes of February 12, '1973
3.
Warrant
4.
Visitors Agenda
8:00,P.M. David Millette,re. Waldor Realty, Form A Plan
8:15 P.M. William Slattery re. Boro Sand and Stone
8:30 P.M. Dennis Hannon re. Town Planner/Planning; Director
5.
Old Business
a. Status of Pians
1) Walnut Park - Def. Sub.
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2 Boro Sand and Stone - Gravel Permit
3) Joseph Gonsalves - Form A Mill Street - 2/5/73
4) Waldor Realty - Form A - West Street - 2/19/73
5) Leo Costanzo''- Form,A - Pratt St - 2/27/73
6) Paul Jodice = Def. Sub. - Elm St. -'4/13/73
b. Zoning By, -law - Article 7 for Special Town Meeting - Each member
to bring their own draft of this Article
c. Comprehensive Planning Program
Wayne Torkington letter to Carol Thomas
6.
New Business
Around the Table
7.
Adjournment
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MANSFIELD PLANNING BOARD
MINUTES
' February 20, 1973
The :Mansfield Planning Board met at the Town Office Building on Tuesday,
February 20, 1973 at 7:30 P.M.
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Present: Chairman Mendes, Clerk ,Grant -
Planners: Nelson, Latham, Wellington, MacFarlane
Town Planner Maurer
1. iLetters were read from the following:
Planning Board to William D'Annolfo;regarding stone bounds in the Magna Vista
Recreation Area,
Mr.•rR4bert,PRi;izo to Planning Board regarding withdrawal of form A application
for land located off of Saddle 'Ridge Road and Old Farm Road submitted Jan. 22.
Planning Board to Boro Sand and Stone, Inc, regarding plan for gravel removal.
Mr. Robert Rizzo to Board of Appeals regarding withdrawal of special permit
application for 'four town houses on Saddle Ridge Road.
Mrs. Margot Jellinek to Board of Appeals regarding the applications of Michael
Castriotta, and Homi5'beNetope*s7.Inc.
Article entitled "Poor. Town Planning Causes Mental Illness In 'Lonely and Frustrated
Housewives, Psychologist Claims."
SRPEDD regarding commonwealth granting $20,000 for water quality planning.
Article entitled "Sewer needs grow but homeowners balking at the cost."
2. Board reviewed the Minutes of February 12, 1973 and noted the following changes:
Page 3 Item #4 - Motion: To approve the Minutes of January 29 1973 as amended.
(Grant-Zaffini,°,MacFarlane, Nelson, Latham; Mendes —Wellington oppose
VOTED
Page 4 Item #9 to read -"Board discussed the request for using the name Hampden
Street and Norfolk Street."
Page 4 'Item #10 to read "it was noted that ,instead of the drainage being taken
through an easement..."
Page 4 Item #10 to read - "It was noted that the Town will be :installing 3 or 4
catchbasins along Walnut Street...."
Page 4 Item #11 to read,- "that there was a fire hydrant,, itl.Eastoio;.�QnJy:500a-feet
away from,itbe be§Inning.4fithe�Subd1visibn..'.
Page 5 Item #12 to read - "Mr. Rizzo pointed out that the two sewer pumps would be
alternating and that there was a reserve area..."
Page 5 Item#12 to read - "Town Planner Maurer pointed out that in other occasions
a hearing has been held to rescind the old plan for the street and then approve the is
new plan."
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Minutes
February 20, 1973
Page 8 Item # 24 to read - "It Was the consensus of the Board to submit a
recommendation to the Town Clerk for the rezoning of Compo Chemical for land EgEq
on Branch Street to be rezoned to Industrial. Town Planner Maurer to draft
this .for the text meeting."
*ption: To accept the minutes of February 12, 1973 as amended.
(Nelson -Latham, all in favor) VOTED
3. 'Motion: To approve the warrant of February 20, 1973 in the amount of $93.89.
(Grant -Nelson, all in favor) VOTED
4. 'Board reviewed the drainage plans for the Walnut Park Subdivision off of Walnut
Street. It was noted that the elevation of the invert of the manhole and the
percentage grade had been corrected.
Motion: To sign the drainage plan for the Walnut Park Subdivision.
(Grant -Nelson, MacFarlane in favor - Wellington, Latham, Mendes opposed)
NOT VOTED
5. Board reviewed the Form A plan for Leo Costanzo for land on Pratt Street. It was
noted that it was the same plan of land that the Board had signed about a year ago
only the land had been divided into two lots, ,with a note stating that lot D is
not a buildable lot.
Motion: To sign the Form A Plan for Leo Costanzo for land on Pratt Street.
(Grant -Latham
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Chairman Mendes noted that there should be a revision 'date on the pian. Planner
Wellington felt that it'should 'not be sent to the land court with two sets of
signatures and that they should not allow the erasures on the foot notes.
(See item #8.)
Motion: To return the form A plan for Leo Costanzo for land on Pratt Street
for a revision date.
(Grant -Wellington, all in favor) VOTED
6. Board met with Mr. David Millette to discuss the Form'A plan for Waldor Realty
for land on West Street.
Motion; To sign the Form A Plan for Waldor Realty for land on West Street with
the plan stamped "Approval of this plan does not imply the approval of
any future roadway for any future subdivision." and "No building permit
shall be issued for lot 6 without prior approval by the Mansfield Planning
Board."
(Grant -Wellington, all in favor) VOTED
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7. iBoard reviewed the Form A plan for ElaineEkstrom for land on Fruit Street, It 1
was noted that it was the same plan the Board had signed on September 25, 1972
but the name had been changed from Bernard Ekstrom to Elaine Ekstrom. Planner
Wellington noted that some time in the 'future somebody is going to question
where the change was made on the plan.
Motion: To return the plan for a note stating that the plan was changed because
of the name of ownership of the land.
(Wellington -Grant, all in favor) VOTED.
8. Chairman Mendes noted that on the plan reviewed earlier for Leo Costanzo for land
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February 20, 1973
on Pratt street should have a note stating the reason the plan was being changed.
i (See item #5.)
9. ;Board met with Mr. William Slattery to•°reView the gravel removal plan for Boro
Sand and Stone, Inc. Mr. Slattery informed the Board that Boro Sand and Stone, Inc.
owned the land located on the Westerly=;side of the gravel removal plan and questioned
if they would still need the 100 feet of excavation from the property line. He
also informed the Board that they are in the ,process of buying the land on the
Easterly side of the gravel removal plan, that; it was just a matter of time before
the deed title was cleared up. Chairman Mendes questioned how long it would be
before they had the title cleared. Mr. Slattery informed the Board that it would
take about 6 months or longer for the title change. It was noted that by the time
they excavate to that area the title should be already, changed, Chairman Mendes
informed Mr. Slattery that they must keep the excavation within 100 feet of the
property line but after the title is cleared they can amend the plan.
Upon reviewing the line of excavation on the southerly side of the property, it
was noted that Boro Sand and Stone, Inc, already owns the land adjacent to the
gravel removal plan but the old pit would be operating under the "grandfather"
clause. It was the consensus of the Board to have Mr. Slattery put a dotted line
to separate the old gravel pit from the new one. Clerk Grant suggested that he
should show more of the proposed contours, with dotted lines,`between'the two
different property lines.
Mr, Slattery stated that, according to the Planning Boards letter of February 13,
1973, the test borings were not adequate but the Board did not spell out in the
Tetter which test borings. Town Planner Maurer stated that the way the by-law Is
worded they are supposed to dig below the proposed finished grade to determine the
water level and, in some instances they had not dug down deep enough to determine
the water level. Mr, Slattery questioned how many test holes were out of line and
he would have the engineer review them. Chairman Mendes informed him that any of
the test holes that do not go 4 feet below the proposed contour would have to be
redug. It was o ed ,kf�a t t ,holes #b, �, and 13 would have to be redug. it
was noted that wdu''11dd havd to im redoes �
;excavat4-Gn. �1,e �„�o��oSc�. Cvn'iUuftS,
10. Board reviewed the Definitive Subdivision plan for Paul Jodice for land off of
Elm Street, Town Planner Maurer informed the Board that it had been sent back
for more definitive information'. it was noted that the name Laotern lane was on
a Van of Robert Rizzo). for the Great Woods Estates, which was never rescinded
and therefore, the name cannot be used.--
Town Planner Maurer inf9rmed the Board that on page 1i they added to it a note that
lot 30 was not buildable lot. they added in a drainage easement, and the temporary,,
turn around easement.Pianner Wellington noted that if they are noinq,to show the
point of intersection and; point of tangent'on`lot'18'that they should show'it on
lot 3 as well, and that the point of_tanget was needed on lot, 17.
Town Planner Maurer noted on page 3 they added the temporary turn around easement
and the drainage easement. Planner Wellington stated that if; they are going to
,how the point of intersection and the point of tangent on different 'lots they
should show it on all lots or 'leave It off the ;plan completely.
Town Planner Maurer noted that on page 4 they added a fire hydrant at the entrance
to the development., Clerk Grant noted that they did not have any bearings on the
street plan, town Planner Maurer noted that they had added the water gate valves.
Clerk Grant noted they had omitted the water gate valves on the 3 fire hydrants.
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Minutes
February 20, 1973
Town Planner Maurer noted on page 5 they added drainage and a set of catch basins
€ in two places. Clerk Qrant noted that there were no bearings on the closure lines
and no street percentage grades on the profile.
Planner;:Welliogton.questloned on.:page;;6 where they were going to catch the
water on the corner of tot 14 as all the roads run down into it. It was noted
that thereis a'high ,point on Lantern Lane and it would appear that with the
grade of the road it would run down on the corner of lot 14, or run accross`the
intersection., Planner Wellington felt that he should have a catch basin at ;the
intersection. Clerk Grant noted that they needed the invert and percentage of
grade on the head wall and that there was no percentage grade on any of the pipes.
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11. Board met with Town Manager Dennis Hannon to discuss ;the Home Rule Charter and
the position of the Town Planner. Town Manager Hannon stated that he had discussed
the changes .in the Charter with several different Boards as to what affect it
would have on them. He noted that there was only a few changes in the Planning
Department. The Town 'Planner would be called the Planning Director. He would
be appointed by the Town Manager. it would be an indefinite term. Dismissal
or resignation would be by the Town Manager with appointment by the process by
the Planning Board would recommend the three 'best candidates and then the Town
Manager would be obligated to pick one of the three.
Town Manager Hannon noted that the Town Planner has been availabe to the Town
Manager since he has been in Mansfield and that he has been a great help with
the Capital Improvement Program. He noted that Town 'Planner Maurer was working
with the new down -town traffic commission and that he is working with the water
department.
Town Manager Hannon stated that so far this year the Capital improvement Program
was very good and much of the reason was the work spent by the Planning Depart-
ment. ,Town Manager Hannon hopes that next year they will be getting into an
even bigger program. They had stayed away from big projects`, this year such
asArainage, water and sewer. Next year he hopes to get into this more. Town
Manager Hannon noted that there is a 'lot of work to it and it is related to the
implementation of the planning program,
Town Manager Hannon stated that he did not see any great modification to the
present planning program and that, upon his request, the Town Planner had given
him a copy of the arrangement he had with the Planning Board. The Town Planner
would lreceived the standard cost of living increases, paid holidays, and vacations'
the same as other employees of the Town.
Town Manager Hannon noted that the question with the `Finance ,Committee was what
to do with the Town Engineer in the future. They figured that the building;
inspector would be on full time and work moo in the health field, and then they
would have the Town Planner. The questioned raised by the Finance Committe
was do we really need the .three. Town Manager Hannon stated that at first they
considered giving up the Town Planner and then be.noted that the',Town Engineer
should, be a registered engineer and that the only thing the Town would need
him for was drainage probelms street repairs, water and sewer and the routine
work right now does not require a registered engineer and why pay him a large
amount of money when he would just sit in the back room and figure small drainage
plans. If this does net work out we will look for a change.
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Minutes
February 20, 1973
Town Manager Hannon questioned what rose the Planning Board will have overthe
.next year and a half or two years and what projects do they see of the Town
Planner;,in what way could they; use engineering services. The Town Manager
stated that if his department can be of any help to the Planning Board they would
be available. He noted that they had a much more complete list of the street
listing, which was a big help to the Planning Board
Town Manager Hannon noted that the Building Inspector, which the Planning Board
considered as the key to the enforcement of the zoning, I would 1"ike`:tot4ee the
Inspection services along with the planning services. ;The people would be working
together in the new Town Hall. The Town.Planner, the Engineer and the Inspectors
will be working together. It is difficult for 'a man going to work at 4 O'Clock
to catch :a man at 8:30. We would require extra secreterial time and combine the
two phones. I think we can come out with a pretty good improvement.Those are
some of my concerns of the next 18 months.
Town Manager Hannon informed the Board that the work he had for the Town Planner,
which he feels the Planning Board is also interested In, is the down -town planning.''
If you are looking for a project that might be, the one. I don`t know if it is
the road pattern or the residential area and if more planning will change it.
That is one of the responsibilities of the Planning Board, and I dom t want to get
into the Town Planner except that I will appoint him.
Town Manager Hannon informed the Board that the Capital Improvement Program is
a growing program and he felt the Town Planner would be a great help to him. ''There
are a lot of day to day questions in the Capital Improvement Program in which the
Town Planner will have a lot of work. Town Manager Hannon stated that he felt the
Town Planners time could be wasted unless it used well.
Town Manager Hannon noted that there are a couple of provisions in the charter in
which the Planning Board is involved. The final rule of the Planning Board is just
a little more description than what was in the general 'laws. Page 23 ,the description_
of the Planning Director is another for'the Planning Board to be concerned with.
Chairman Mendes noted that the Increase to the term to {5 years and the requirement
that the Planning Board review all plans submitted by other Town Agencies were new
requirements and the first one to come under this would be the new Town Hall.`
Town Manager Hannon noted that in last years Capital Improvement Program went
very well due to the interest shown by the Planning Board by the attendance of the
Planning; Board members.
Chairman Mendes noted that on the Board of Selectmen and finance Committee it calls
for them to appoint two people for a I -year stint for the Capital Improvement
Program as on something like that you don''t get any continuity, on a week to week j
basis.
Town Manager Hannon questioned if there was anything in particular that the Planning
Board would like assistance on or if there were any problems in the charter with
what he is doing ,or any changes they can make.
Planner MacFarlane stated that if the Town Manager is going to have the Town Planner
for certain projects that the planning Board should be notified as to what project
he has been on. He does not feel that the Planning Board should have to ask him
what he has been doing, that they should be notified in advance.
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Minutes
February 20, 1973
Town Manager Hannon assured the Board that projects that the Town Planner would
be working on would be in the Planning field such as Capital Improvement Program
Downtown traffic study and Down town planning.' Planner MacFarlane stated that
they would not want to see the Town Planner get a back load of regular work because
he has been busy with something else. Town Manager Hannon assured the Board that
it would not interfere with his week to wweek routine 'work. Planner MacFarlane
also stated that he did not think it was right that the Town Planner be placed
on so many projects that he would have to attend 5 or l6 night meetings a week.
Chairman Mendes stated that he felt the first interestshould be that of the
Planning Board and what is left over the Town Manager could use. Town Manager
Hannon 'stated that the Board of Health wished the Town Manager to get involved
with the Planning field. There may be a critical period where the Town Manager
would need the assistance of the Town Planner for a period of 3 weeks,then there
might be a problem, but the Town Manager does not see where it will be.
Planner Nelson stated that it would be better if all the projects for the Town
Planner were cleared through the Planning Board. Town Manager Hannon stated that
he could keep the Board ;informed on many of the projects but :there might be
instances where they would not be notified before the project starts.' Town
Manager Hannon informed the Board that the Town Planner had helped him the last
couple of weeks to do a format on the annual report, which involved the cover
design.; It was noted that it involved about I to iZ hours of the Town Planners
time but anything that he felt would Interfere with his work :they would be
notified.
Planner Nelson questioned if he was correct to understand that the Town Manager
did not think the Town needed a civil engineer. Town Manager Hannon replied that
he would love to have a registered engineer but he could not see paying him good
money to sit in 'a little room and draw 'drainage plans.: Planner Nelson stated
that he 'felt that the Town needed a civil engineer before they needed 'a Town Planner.
Planner Nelson pointed out that they hired the Town Planner for the Master Plan and
when the Master Plan is completed there is no reason to have a Town Planner and they
should hire a civil engineer to :engineer the items in the Master Plan ,that are to
be accomplished,' Town Manager Hannon stated that in some large cities they have
done away with civil engineers and contract the work out and that most people think
If the Town had a civil': engineer they would be able to have the drainage work done
on Gilbert Street but if we have a civil engineer the Town will still end up paying
engineering charges to do the work on Gilbert Street. it was noted that the
implementations of the Master Plan will not take place within the next 18 month
budget. Planner Nelson stated that the contractees are building first class sub-
divisions and the rest of the Town is hiving in the horse..and'buggy days.
Planner 'Latham stated that he felt that water, ,'sewer and drainage were the major
projects. Town ;Manager 'Hannon noted that water will not require a civil engineer
as they are only talking of miner extensions. Chairman Mendes noted that even if
they hired a registered engineer *hey would not get a man who is experienced in
every field and they would have to hire out alot of the work. Clerk Grant noted
that in order for the registered engineer to do the field work he would have to
hire two additional mento work with him.
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Chairman Mendes stated that as one of the projects he would like to see the
% accepted and non accepted streets brought up to date.
Clerk Grant noted that if the Planning Board members are to be selected from the
list in the Tow n Clerks office, when a position is available they should have it I
published in the newspaper so that people can get their names on the list as many i
don*t understand how they are chosen. Town Manager Hannon pointed out that at the
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February 20, 1973
Annual Town Meeting they are going to have application forms for anyone who wants to
E sign up for a committee.
12. Board reviewed the draft for Article 7`for the Town Meeting > Each member presented
his opinion on how paragraph 6:should read, It was the consensus of the Board to
have paragraph ;6 of Article 7 read as follows:
6. Water Body Setback Requirements:'
a. No building shall be constructed or erected with twenty-five (25) feet
of the average seasonal.high waster level of any water .body.,
b. No building shall be constructed or erected upon land having a finished
grade elevationwhich is less than five feet above the average seasonal
high water mark of any adjacent water body. No basement floor or slab
shall be less than two (2) feet above the maximum ground water elevation.
c. ;If a water body is to be esthetically and/or architecturally incorporated
within or about a building, an application shall be made to the Board of
Appeals for a Special Permit in the same manner as provided in paragraph
7 below.
d. Any disputes concerning the location of the average seasonal high water
wark, as provided in this paragraph shall be determined and resolved by
the Building inspector.:
It was the consensus of the Board that paragraphs 7 through 14 were okay a s drafted.
13. Board reviewed Phase If of the Comprehensive Planning Program. Chairman Mendes
noted several spelling errors that should be corrected.
Motion: To write a letter to the Department of Community Affairs accepting
Phase It of the Comprehensive Planning Program.
(Latham -Wellington, all in favor) VOTED
14. Planner 'Latham unformed the Board that the flow meter had beeninstalledin
Hodges Brook.
15. Planner Latham informed the Board that the original sewer study is in the hands of
the water pollution control agency and they are waiting for it to be approved.'
16. Board reviewed the Memorandum to Town Clerk from the Planning Board recommending
that the 'land of 'Compo Chemical on Branch Street be zoned Industrial.
Motion: To approve the Memorandum to Town Clerk recommending that the land of
Compo Chemical on Branch Streetbe zoned industrial,
(Grant -Macfarlane, Nelson,:"Wel=l',)njtbn'i Mendes - Latham present but not
voting) VOTED
l7. Motion: To accept the resignation of Chairman Robert W. Mendes and to send a
letter to the Board of Selectmen informing 'them of their acceptance..
(Nelson -Wellington, all in favor)
18. Chairman Mendes informed the Board that his resignation would leave an opening
of :a. SRPEDD Representative and that he would like to take the new representative
down there with him to meet the other representatives. Chairman Mendes informed
the Board that it would involve a meeting once a month and if they get 'active there
would be one extra meeting amonth andthat it was for the benefit of the Town.
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February 20, 1973
It was the consensus of the Board to wait until the new members are on the Board
and see who has the most time available.
19. Chairman Mendes noted that the Board had wrote a letter to Joint Transportation
Planning Group and that there was a meeting about two weeks ago and there is
going to be another meeting about the second Thursday of March. Chairman Mendes
pointed out that one of the major points of the meeting was the Planning Board
letter regarding Route ;140 and Route 25. It was noted that consultants will be
there and Chaurmad Mendes!--hoped that the Planning Board would be represented at
the meeting.
20. It was the consensus of the Board to meet before the Town Meeting on Monday,
February 26, 1973 at 7:15 P.M. in case of last minutes items.
21. Town Planner Maurer informed the Board that Mr,. Paul D'Avalia had called him and
would like to meet with the Board and other residents of Mansfield to discuss
the cluster development before the Town Meeting on February 26, 1973. Town
Planner 'Maurer 'informed the Board that a meeting had been set up for Thursday,
February 22, 1973 at 7:00 P.M. at the home of Mr. DITva;lia and any member of the
Board who would ,.like to attend is welcome and that he would be going to discuss
the cluster development with the residents. Town Planner Maurer felt that if
the residents knew and understood the concept of the cluster development that P
they would be more likely to accept it at the Town Meeting on February 26, 1973.
22. It was the consensus of the Board to hold a business meeting on Tuesday, February
27, 1973 ;due to the Town Meeting on Monday, February 26, 1973.
23. Meeting adjourned at 10:45 P.M.
Clerk
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