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HomeMy WebLinkAboutPlanning 04/24/1973MANSFIELD PLANNING BOARD AGENDA April 24, 1973 1. Call to order (7:30 P.M.) 2. Clerks Report a. Correspondence b. Minutes of April 3, 1973 3. Warrant 4. Visitors Agenda 8:00 P.M. William Moore re. Mansfield Industrial Park 8:30 P.M. Cabot, Cabot C Forbes re. Water Tank 9:00 P.M. Ralph Maloon re. Magna Vista II 5. Old Business a. Status of Plans 1) Village Estates - Def. Sub. - Elm Street —4/13/73 21) Cabot, Cabot and Forbes - Prelim Industrial Park - 4/27/73 3.) Oakhill - Prelim - Stearns Avenue - 4/28/73 4) Circle "C" Stables Park - Prelim - West Street - 4/30/73 5) Mansfield industrial Park Realty Trust- prelim - Maple St. - 5/4/73 6) David Smiley - Form A - Smiley Avenue 7) Magna Vista it - Def. Sub. - Lawndale Road 8) Frederick Specter - Form A - Williams Street 9) Wading River Condominiums - Prelim - Elm Street - 6/4/73 b. Town Meeting Articles c. Recommendations on Zoning 1) Application of Robert Rizzo 2) Mansfield Planning Board Amendments d. Lot Release - Elmwood Park e. Lot Release - New Mansfield Estates f. Oakleaf Estates Bond Estimate 6. New Business a. Zoning Board of Appeals Hearings b. Around the Table 7. Adjournment MANSFIELD PLANNING BOARD Minutes April 24, 1973 The Mansfield Planning Board met at the Town Office Building on Tuesday, April 24, 1973 at 7:30 P.M. Present: Planners: Nelson, Zaffini, MacFarlane, Latham, Wellington Town Planner Maurer P,. Motion: Planner Latham be appointed temporary Chairman. (Zaffini,,,Nelson, all in favor) VOTED 2. Motion: Planner Nelson be appointed temporary Clerk. (Latham, Zaffini, all in favor) VOTED 3. Letters were read from the following: Robert L. Rizzo to Planning Board requesting release of Union Savings Bank pass book #N595 being held as security for completion of loam strips on Old Farm Road and Wayside Drive. - Set aside to be discussed later. SRPEDD to Planning Board regarding Waterman Charges DPW with Failure to Keep Word. Town Planner Maurer to Mrs. Marjory McBride of the Norton Land Preservation Society regarding submission of Form A Plan. Mrs. Margot Jellinek to Board of Appeals regarding the Application of Woods Real Estate Inc. Massachusetts Consulting Planners to all Planning Boards in the Commonwealth of Massachusetts regarding Federal "701" funds. Morley & Morley to Planning Board regarding the release of Lot 9 on Bonney Lane. - Set aside to be discussed later. Waldor Realty Corp. to Planning Board requesting release of conditions imposed on lots TW, 2W, 3W, 4W, 5W, 6W, and 20 in the New Mansfield Estates Set aside to be discussed later. Memorandum to the Planning Board from Town Planner Maurer regarding Bond Estimate for Oakleaf Estates Notice of Planned Unit Development Seminar on April 28, 1973 Rumford River Ad Hoc Sewer Committee Minutes of Meeting of January 22, 1973. Rumford River Ad Hoc Sewer Committee Notice of Meeting on April 18, 1973. Pamphlbtt:on:Planting and Managing Trees in our Urbanizing Environment Eleven Public Law Memos from the Massachusetts Department of Community Affairs - 2 - Minutes April 24, 1973 Department of Natural Resources Extension Permit for Cabot, Cabot & Forbes. Board of Appeals notice of hearing on the application of Questor Corp. for a sign variance - Application withdrawn. Board of Appeals notice of hearing on the application of Gino Scarpellini to divide a parcel of land into two lots - Application withdrawn Board of Appeals notice of hearing on the application of Boro Sand & Stone for a Speai.al Permit for a Gravel Removal Operation. - set aside to be discussed later. Board of Appeals notice of hearing on the application of Eysie Realty Trust for a sign variance - set aside to be discussed later Planning Board to Board of Appeals regarding the application of Woods Real Estate, Inc. concerning an appeal from a decision of the Board of Selectmen for a commander sign. Morley and Morley to Planning Board regarding Canoe River Acres - set aside to be discussed later. Planning Board to Paul Dalton, Cabot, Cabot and Forbes with respect to costs incurred from public hearings of January 31, 1973. Planning Board to Paul Jodice, regarding costs incurred from public hearing on March 27, 1973 for Village Estates. Joint Transportation Planning Group to SRPEDD staff regarding New Technologies Task Force - Senior Shuttle Joint Transportation Planning Group to SRPEDD staff regarding Openin§irof 1-195 in Mattapoisetv,Area. Joint Transportation Planning Group to SRPEDD TransportationStaff regarding 1974 National Transportation Study. Joint Transportation Planning Group notice of Meeting on April 11, 1973 Joint Transportation Planning Group minutes of meeting on March 14, 1973 New England Economic Review January/February 1973 SRPEDD to Planning Board regarding purposes of Zoning and Land Use Committee Massachusetts Department of Public Works to Planning Board regarding Great Woods Estate Development. Planning and Zoning Newsletter from Massachusetts Federation of Planning Boards. Commission and Advisory Committee from Work Program and Policy Committee regarding Crisis in Regionalism - 1973. SRPEDD regarding Future Use of Old RR Line Topic of April 10 Meeting. Council of Planning Librarians List of Recent Bibliographies Memorandum to Full Commission From William D. Toolq'Executive Director of SRPEDD regarding meeting on April 25, 1973, and minutes of previous meetings. SRPEDD Annual Report 1972. 4. Motion: To approve the Planning Board warrant for April 24, 1973 in the amount of $111.32. (Wellington-Zaffini, all in favor) VOTED 5. Board reviewed the Warrant of April 24, 1973 for the Magna Vista Playground. in the amount of $546.50. Planner MacFarlane questioned if the bill for Boston Survey Consultants had been adjusted to the not to exceed figure quoted at the time of beginning work in the 'Magna Vista Playground. It was pointed out that the not to exceed figure was never in writi.ng but the bill had been adjusted from $624.00 to $544.50. Motion: To approve the warrant for the Magna Vista Playgroundtfor April 24, 1973 in the amount of $546.50. (Nelson, MacFarlane, all in favor) VOTED 6. Board reviewed the Minutes of April 3, 1973 and noted the following changes: Page 3, Item 12 to read "Mr. James Kelly his attorney....." Page 4, Item 12 to read ""if necessary we could put the leaching pits in the parking areas as they are designed to hold a wheel load of 20 tons." Page 5, Item 12 to read "it was noted that the State table limit is less than 2 inches per minute." Page 5, Item 12 to read "It was pointed out that the Storage tank would pump 750 gallons per minute." Page 6, Item 13 to read " At the Horner Waldorf Company there is presently one or two cards per day." Page 6, Item 13 to read "approximately 50,000 gallons of water per day." Page 6, Item 13 to read"there will be approximately 3100 cars..a-Yearr.`The Plant will operate 7 days a week. There will be approximately 60 cars a week, 6 to 10 a day." Page 6, Item 13 to read " 365 days a year with only 2-8hr breaks..." Page 7, Item 14 to read: "Motion: To sign the Form A Plan for Home Developers, Inc. for land on Maple Street........ (Grant-Zaffini, all in favor) VOTED" Page 8, Item 18 to read "Planner Latham stated that he felt the Conservation Commission might be interested in the land down at the Bertarelli gravel pit......" Motion: To accept the minutes of April 3, 1973 as amended. (Wellington-Zaffini, all in favor) Voted. -4- 7. Board met with Mr. Charles Francis, Mr. Bill Moore and Mr, !Brad Griffith of the Ryan and Elliot Industrial Park, and members of the Conservation Commission, to discuss the preliminary subdivision plans for the Mansfield Industrial Park. Mr. Moore stated that he had been hired to try to solve the surface water run-off problem. Mr. Moore presented photographs of the entire area showing the proposed road coming In from Oakland Street, the proposed parking area, the proposed warehouse, and the entire land owned by Ryan and Elliot, the ponds on the Conservation commission property, and the proposed drainage. Mr. Moore suggested that the water thatA s,presently being channelled behind Horner Waldorf be diverted and be allowed to run over the road and into the Canoe River. Mr. Moore suggested that the run* -off from the proposed Owens- Illinois runn into the proposed skating pond on the conservation land, Town Planner Maurer questioned what strom this was figured at. Mr. Moore stated that he looked at this considering a 50 year storm. Town Planner Maurer questioned how much the 50 year storm would affects:.the Skating pond. Mr. Moore stated that it would be running in the skating pond at 54 cubic feet per second on a storm of that magnitude and it could be several feet: Town Planner Maurer stated that before Ryan and Elliot the water just ;naturally flowed in that direction and now they are channelling it and questionedwhat affect it would have on the land down stream and would it tend to get more of a wash out. What can be expected on the Conservation Commission Land. Mr. Moore stated that there would have to be some channelling to the Conservation Commission land and that it could be dispersed as it left the channel or it could be channeld all the way through. Mr. Moore stated that with the proper discharge he did not see where they would get any wash out areas. Mr. Moore stated that it could all be generated to allow the water to pass through in a non -harmful manner, without being channelled. Town Planner Maurer questioned if permission was granted by the Conservation Commission to cross their land if it would be better to just cross at one point. Mr. Moore stated that channelling all the water to the skating pond would tend to overload the pond, as it would have the entire 125 acres of land running into it. Planner Zaffini questioned if Mr. Moore intended to have any king of grit or oil catcher installed. Mr. Moore stated that grit is collected by catchbasins byyputting a sump.puir in the catchbasin. Mr. Moore stated that he was not certain this would be necessary. Planner Zaffini stated that there is presently an oil substance in the discharge water behind Horner Waldorf, in the retention area. Planner Nelson questioned if the oil isn't trapped if it would break- down. Mr. Moore stated that it would decompose but he was not certain how long it would take. Question was raised if it would be an open ditch or piped by Chairman Jones of the Conservation Commission. Mr. Moore stated that it would be essentially an open ditch with pipe running under the road and under the tracks. Mr. Moore stated the the soil has excellent percolation, and that the erosion previously occuring was either because of frozen ground or very heavy storms. . Moore stated that they had proposed directing the flow in its natural direction and the dithc is at about the 175 foot contour and the ground drops off in the direction of the recreation area. Mr. Francis stated that before the parking lot was put in the water would cress the road and go into the skating pond on its own natural flow, and the 2&IE parking lot forced a new elevation and the water ended up in the swimming area. It was noted that they would be draining water from approximately 7 acres on the opposite side of Maple Stret. Town Planner Maurer questioned where the drainage would run for Corafa.roof and if it would drain into this system. Mr. Francis stated that he was certain were the drainage would be going for this. Chairman Jones questioned if the Planning Board had any objection to a re - tension area on the land of Ryan and Elliot. Planner Nelson stated that it had been their policy to only approve plans with drainage running into a body of water and that if it was approved for Ryan and Elliot other developers would insist that it be approved for them. Planner Zaffini then stated that there would be a problem of responsibility if the retension area was not built big enough and the water ended up on Conservation Land. Planner Zaffini stated that the Conservation Commission was against it going up to the North and the water department was in agreement. Town Planner Maurer stated that this was the reason they had put the berm up in the first place. Planner Zaffini questioned if the manufacturing places would have wash racks for cleaning trucks and so forth. Mr. Francis stated that he had been re- assured by Owens-Illinois that they will put nothing ,but pure water into whatever system Ryan and Elliot supplies for them. If there is oil in there now they will have to determine where it is coming from before Owens-Illinois develops. Mr. Francis stated that he had seen a film in the ditch but it was his opinion that it was an organic substance. Debbi Mtton from the Conservation Commission questioned if he bad received the results from the tests taken on the water, in the ditch and Mr. Francis stated that he had not received the results as of yet. Planner MacFarlane questioned if a retention area was built on the land of Ryan and Elliot with an area provided for overflow would it be feasible. Mr. Moore stated that this is very possible but it should'be done with an outlet so that it does not run into the overflow area all at onee put can be controlled to make it a uniform flow. Planner Zaffini questioned if grease traps could be put into the retension area. Mr. Moore stated that it would be better to have the grease traps before the water even gets to the retension area as it can cause the outlet to become blocked with sticks and other organic material. Planner Zaffini questioned if the outlet went to the Conservation Commission skating pond how the quality of the water could be controlled. Mr. Moore stated that it would be within the rights of the Conservation Commission to restrict the -salt on the parking areas and they can required grease catchbasins and they set any kind of restrictions on this that they would like. Planner Wellington questioned where they would dump the 500,000 gallons of water every 5 years when they clean the furnaces. Mr. Francis stated that the question6w ould have to be answered by Owens-Illinois but it would not be put into the system provided by Ryan and Elliot. Town Planner Maurer stated that at one time that had talked about storage tanks for cooling and then have it taken out in tank cars,or they had talked of recyclying the water. 8. Board reviewed the request for the lot release for lot 9 on Bonney Lane in Elmwood Park. Town Planner Maurer informed the Board that they had already voted to release Bonney Lane up to station 7plus 0 and the Bond was released so that the signing of the lot release is just a formality. Motion: To sign the lot release form for lot 9 on Bonney Lane in the Elmwood Park Subdivision. (Wellington-Zaffini, all in favor) VOTED -6- Minutes April 24, 1973 9. Board reviewed the Bond release request for Waldor Realty for lots 1W 2W, 3W, 4W, 5W, 6W and 20 in the New Mansfield Estates. Motion: The sign the release form for Waldor Realty for lots IW, 2W, 3W, 4W, 5W, 6W, and 20 in the New Mansfield Estates. (Wellington, Nelson, all in favor) VOTED 10. Board reviewed the Memorandum from Town Planner Maurer to the Planning Board regarding the Bond estimate for 1546 feet of Oakleaf Drive in the Oakleaf Estates. Town Planner Maurer pointed out that the water main and the storm drainage had already been installed mn Oakleaf Drive. Planner Wellington questioned Town Planner Maurer as to when the last titme`was that he had revised the pr,i;ces:,used in determining the bonds. Town Planner Maurer stated that these figures had been updated 10% over what was used last year. Motion: To approvethe Bond estimate in the amount of $32,807.99 for 1.546 feet of Oakleaf Drive in the Oakleaf Estates Subdivision but require that prior to the release of any lots a certification from the Norton Planning Board that the roadway on the Norton side of the subdivision has been properly bonded and that the Norton Planning Board will not release any lots or make a final release of the bond until they have contacted the Mansfield Planning Board. (Nelson -Wellington, all in favor) VOTED li. Board met with Engineer Ralph Maloon and members of the Conservation Commission to ;discuss the drainage for the Magna Vista II Subdivison definitive plan. Engineer Maloon informed the Board that he and several members of the Conser- vation Commission had walked the property of the proposed subdivision and discussed the drainage. Town Planner Maurer stated that the Board had raised questions on the amount of water that would be running off the subdivision. Planner Wellington stated that after reviewdng the figures submitted he was withdrawing any questions hesihad previously raised. Chairman Jones of the Conservation Commission stated that they had questioned the three lots in the rear of the subdivision and felt that they should .not - be developed, due to a swamp in that area. It was noted that there is already a note on the plan stating that lots 17, 18, 19, 20, and 21 no bui.ding,permit shall be issued before the lots are approved by the Conservation Commission. It was pointed out by Engineer Maloon that the front lots, even though they are near a swamp, had perked in the front and that the leaching fields will be in the front yards. Commissioner Boyden questioned if there was any ledge in that area. Engineer Maloon stated that they had not encountered any and they had dug down 7 feet. Chairman Jones stated that when they walked the property they noted that culvert had been cleaned out and that the water had been lowered quite substantially. It was noted that Hatch Act approval would have to be granted 6n: -the drainage for the entire subdivision before the construction could begin, because the drainage would be altering the swamp area. It was noted that much of the drainage problems in that area relate to the culvert on stearns Avenue. Town Planner Maurer informed the Board that this subdivision had been approved by the previous Board of Health. Motion: To approve the definitive subdivision plan for Magna Vista II Oending approval of the drainage by the Conservation Commission. (Nelson, Wellington, all in favor) VOTED -7 - Minutes April 24, 1973 12. Board reviewed the definitive Subdivision plan for Village Estates located off Elm Street in West Mansfield. It was noted on the plan that an access had been provided to Hodges Brook for maintenance. Board requested Town Planner Maurer to persue the abutter on the opposite side of the Brook for a drainage easement as agreed at the Public Hearing. it was noted that the covenant had been cross-referenced to the Plan and that the angle of the pipe going into the Brook had been changed as requested. Motion: To sign the definitive subdivision plan for Village Estates located off Elm Street in West Mansfrlild. (Wellington-Zaffin),all in favor) VOTED 13. Board reviewed the preliminary plan for Cabot, Cabot and Forbes for the subdivision of land on the westerly side of Route 25. Motion: To approve the pre Limi.nary subdivision plan for Cabot, Cabot and Forbes as submitted. (Wellington-Zaffini, all in favor) VOTED 14. Board reviewed the preliminary subdivision plan for Circle "C" stables park located off West Street. It was noted that Waldor Realty had agreed to hook up the water as requested by the Water Department going from an 8" to a 14" main, and that they also agreed to the blow off.lt was noted that the wet area was not adequately shown on lots 10 and 11. Motion: To tentatively approve the preliminary subdivision plan for Circle "C" Stables Park subject to drainage being extended to West Street, ( more definitive information pertaining to lots on the end of Mare Street and pending further approval of the Board of Health. (Wellington-Zaffini, all in favor) vVOTED It was noted that the property is not owned by Waldor Realty Corp. but is owned by Globe Finance. Planner Zaffini suggested that they have approval be denied until the required signature from the Globe Finance Company as owner of record be obtained. Motion: To rescind previous motion 'andl to; tentatively disapprove :the pre- liminaryplan for Circle "CO stabeis Park pending receipt; of the required Form B application signed by the r,--ord of owner. (Wellington-Zaffini, all in favor)VOTED 15. Board reviewed the preliminary subdivisbn plan for Oakhill located off of Stearns Avenue. Town Planner Maurer noted that it should be on the plan that the Town is under no obligation to supply water and that they should work out a satisfactory agreement for easements with the Town of Easton and Carl Kane. Motion: To tentatively'disapprove the preliminary 'subdivision plan ,for, Oakhill untill all necessary easment information has been obtained. (Zaffini, Wellington, all in favor) VOTED', 16. Board reviewed the Form A Plan for Frederick Spector on Williams Street. Motion: To approve the Form A Plan for Frederick Spector on Williams Street. (Zaffini-Wellington, all in favor) VOTED 17. Board reviewed the preliminary plans for the Wading River Condominiums located off Elm Street. Town Planner Maurer informed the Board that he had e�ss� Minutes April 24, 1973 reviewed the fiscal impact report presented to the Board and noted the follow- ing: 1) There is a 1700 foot long proposed private driveway and the subdivision control laws only 9lfoW'deai&6nd.roads to be a rnaximum of 650 feet. - Town Planner Maurer talked with Mr. Epstein regarding this and Mr. Epstein would like to know the Boards op[nlon on this. 2) The impact of the schooid they had a net of $141,000. In garden apartments they figured .30 childred per dwelling unit. In a new single family unit in Mansfield there is 1.6 ciaildrenoper dwelling unit, in the duplex there Is 1.4 children per dwelling unit and in the apartments there is 0.44 children per dwelling unit. It was the consensus of the Board to use the figure at a minimum of 1 child per unit. Town Planner Maurer pointed out that in Pine Needle Park there are 61 children in school and 40 preschool children in 72 dwelling units 3) They are proposing a 100,000 gallon water storage tank. f.Questions have been raised concerning the water problems in West Mansfield. It was noted that the static pressure with the hydrants closed is 99 pounds, the residual pressure on the main with the hydrants open is 22 pounds, the discharge obtained with residual pressure is 340 gallonspper minute and the Insurance Rathing Association requires 500 gallons per minute in that area. Town Planner Maurer felt that Whitman and Howard should review this. 4) Question was raised consercing the fact that the 1971 Annual Town Meeting voted to eliminate apartments in the Agricultural Zone, and also questions the resale to groups. Planner Wellington asked Town Planner Maurer to obtain a copy of the deed restrictions that Mr. Epstein has on his condominiums in Mashppe, in this way they could determine if it was possible for peti=tiions,to'be raised for the acceptance of the private driveway into an accepted street. 18. Board reviewed the >Bpar& oU Appeals application of Boro Sand and Stone for a special permit to remove gravel from a 21 acre parcel of land located west of Route 1-95 off Plain Street in an Agricultural Zone. Motion: To write a letter of approval to the Board of Appeals on the Applica- tion of Boro Sand and Stone, Inc. _. (Wellington-Zaffini, all in favor) VOTED 19. Board reviewed the Board of Appeals application of Eysie Realty Trust for a variance to install 2-12 square foot signs to be attached to I set of poles on the opposite side of the property at 221 North Main Street from the existing freestanding sign. Motion: To recommend that the variance not be granted for Eysie Realty Trust because permits for signs have already been issued and they are consistent with current zoning. (Zaffini-Wellington, all in favor) VOTED C 20. Board reviewed the request from Robert Rizzo for the release of Union Savings Bank Book #N595 in the amount of $4,190.00 for the loaming and seeding of Wayside Drive and Old Farm Road. It was noted there there is ' still work to be completed on the other roads in Wayside Estates and bonds are being held for this work. Motion: To release Union Savings Bank Book N595 in the amount of $4,190 for the loaming and seeding of Wayside Drive and Old Farm Road. (Zaffini-Nelson, all in favor) VOTED 21. Board reviewed the letter from John S. Morley regarding the conditions for acceptance of the underdrain system intheCanoe River Acres subdivision located off Ware Street. The letter noted that the Planning Board would not approve the plan until the underdrain system was installed in conformance with the conditions noted. Motion: To approve the conditions for the construction of the underdrain system in the Canoe River Acres subdivision as noted in the letter of April 23, 1973 from John S. Morley. (Zaffini-Nelson, all in favor) VOTED 22. Planner Nelson suggested having a meeting with the Conservation Commission to discuss the possibility of hiring Mr. William Moy to work out a solution for the drainage in the Ryan & Elliot Industrial Park and compare it with the recommendations of the Ryan & Elliot Engineer William Moore so that the Town would be protected. 23. Planner Zaffini questioned if Planner Wellington had brought up any discussion at the Downtown Traffic Study Committee in regards to the traffic lights on Route 106 and Route 140. Planner Wellington stated that they had received several comments on this in their home survey. 24. Planner Wellington noted the bill .to Cabot, Cabot and Forbes for advertising and questioned if the Cabot, Cabot and Forbes plan for the extension of Forbes Boulevard, Hampden Road and Norfolk Street came under the new regulations. Town Planner Maurer stated that it is the last plan submitted by Cabot, Cabot and Forbes under the old regulations. 25. Planner Wellington questioned the letter from the Planning Board to the Board of Appeals regarding Woods Real Estate referring to a motion made by the Board, it was noted that the motion had been made on March 20, 1973. 26. Town Planner Maurer informed the Board that Allan Willis was requesting a 'reduction in pipe size for the drainage easement between lots 7 and 8 as shown on the Spruce Acres Subdivision Plan from 18 inches to 12 inches. It was the consensus of the Board that this could be done. 27. Mee nadjoyined 1I)0 P.M. C 1 erk �--- - Date