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HomeMy WebLinkAboutPlanning 05/08/1973AGENDA May 8, 1973 1. Call to order (7:30 P.M.) 2. Clerks Report a. Correspondence b. Minutes of May 1, 1973 3. Warrant 4. Visitors Agenda 8:00 P.M. Walter Millette re. Circle "C" Stables Park 8:15 P.M. Bertram Cook re. Corner Lots 8:30 P.M. Conservation Commission re. Mansfield Industrial Park 5. Old Business a. Status of Plans 1) Mansfield Industrial Park Realty Trust - prelim - Maple Street 2) Wading River Condominiums - Prelim - Elm; Street — 6/4/73 3) Frederick Vallett - Form A - Union Street - 5/8/73 4) William Barrows - Form A - Gilbert Street - 5/15/73 5) Rewlew Trust - Form A - Smiley Avenue - 5/15/73 b. Recommendations on Zoning 1) Application of Robert Rizzo 2) Mansfield Planning Board Amendments 6. New Business a. Zoning Board of Appeals Hearings for May 9, 1973 1) Wading River Condominiums 2) Roland Collins b. Around the Table 7. Adjournment MANSFIELD PLANNING BOARD MINUTES May 8, 1973 The Mansfield Planning Board met at the Town office Building on Tuesday, May 8, 1973 at 7:30 P.M. Present: Clerk Grant Planners: Wellington, Nelson, Latham, Dunn Planning Director Maurer 1. Motion: Planner Wellington be appointed temporary chairman. (Grant, Nelson, all in favor) VOTED 2. Letters were read from the following: Planning Board to William D'Annolfo regarding Magna Vista Recreation land. Planning Board to Carol Thomas regarding corrected bond copies of the Comprehensive Planning Program. Planning Board to Home Developers, Inc. regarding costs incurred from public hearings for New Mansfield Estates and Magna Vista II. Planning Board to Cabot, Cabot and Forbes regarding costs incurred from public hearings for the extension of Forbes Boulevard. Planning Board to Gale Realty Corp. regarding costs incurred from public hearing for Oakleaf Estates. Planning Board to Casa Realty Co. regarding costs incurred from public hearing for Walnut Park. Margot Jellinek to Building Inspector regarding frontage on lot one of Waldor Realty on West Street. Department of Community Affairs conference announcement of Setting a Statewide Land Use Policy. Transportation Planning Newsletter. New England Economic indicators April 1973 report. Building Inspector report of Building Permits for April, 1973. Draft letter to Board of Appeals regarding the application of Roland Collins. Set aside to be discussed latero Draft letter to Board of Appeals regarding the application of Norman Epstein. Set aside to be discussed later,;. Draft letter to Town Clerk regarding rezoning of land on Otis street. set aside to be discussed later. 3 Draft letter to Town Clerk regarding proposed zoning amendments - set aside to be discussed later. - 2 - Minutes May 8, 1973 3. Board reviewed the minutes of May 1, 1973 and noted the following changes: Page 3 item6: to read "it was noted that the Planning Board required the installation of electrical facilities underground and this has to be worked out betweeh'.. Light Department and the Developer." Motion: To accept the minutes of May 1, 1973 as amended. (Grant, Latham, all in favor) VOTED 4. Board reviewed the Form A Plan for Frederick Vallett for land on Union Street Extension. Motion: To sign the Form A Plan for Frederick Vallett for land on Union Street Extension. (Grant -Latham, all in favor) VOTED 5. Board reviewed the Preliminary Subdivision Plan for Donald Ploof for land on the corner of Otis and Gilbert Street. It was noted that the proposed roadway would be very difficult to plow. Board to review further at a future meeting. 6. Board met with Bertram Cook, Building Inspector, to discuss lot one for Waldor Realty on West Street. Mr. Cook informed the Board that he had received a letter regarding this lot as it did not have the 120 foot required frontage. Board reviewed the Form A Plan for this property endorsedrlby them on February 20, 1973. It was noted that the frontage to the tangency of the intersection of the proposed roadway would give them the 120 foot required frontage. It was noted that there have been other instances when they have accepted this as frontage, such as 2 or 3 house on Tremont Street. It was noted that back in October of 1961 there had been plans endorsed by the Planning Board in which they had accepted the frontage in this manner. 7. Board reviewed the draft decision to the Board of Appeals on the application of Roland Collins;to recommend that the variance not be granted because the proposed use is not consistGht with the land use of the area. Motion: To send the proposed recommendation to the Board of Appeals on the application of Roland Collins. (Grant -Latham, all in favor) VOTED 8. Board reviewed the memorandum to the Town Clerk from the Planning Board regarding the Rezoning of land on otis Street from Industrial to Agricultural. (Clerk Grant left the room and did not participate in any discussion.) Planner Dunn questioned if there was any kind of a buffer between the Industrial and Agricultural zones. Planner Nelson noted that in this particular :instance that the zone line would be in the Sweets Pond. Motion: To present the Memorandum to the Town Clerk regarding the Rezoning of Land on Otis street from Industrial to Agricultural as proposed. (Nelson -Latham, all in favor) VOTED -3 - Minutes May 8, 1973 9. Board met with Mr. Walter Millette and Engineer Ralph Maloon to discuss the Circle "C" Stables Park Preliminary Plan. Engineer Maloon questioned if the relocating of the proposed catchbasins at the entrance to the proposed de- velopment were a request of the Planning Board. The Board noted that this was just a step to avoid puddling situations at the entrance at West Street and Clerk Grant questioned if Engineer Maloon had taken any elevations on West Street to see if there was either a high or low point. Planner Wellington noted that at the previous meeting with Mr. Millette, Mr. Millette had stated he would have his engineer take the elevations and if there were low points then the Board will require them to move the catch - basins forward and if there is a high point the catchbasins may remain as proposed. Mr. Millette stated that by the time they draw the definitive plans for Circle "C" Stables Park they will have the elevations checked and move the catchbasins forward if necessary. Engineer Maloon questioned if there was any comments from the Board on the location of the lots or the layout of the roads. Clerk Grant stated that the Board is questioning where the wetland is on lots 10 and 11. Engineer Maloon stated that these lots would be straightened out before the definitive plan is drawn up. it was noted that the cross connection of the water would not be a problem. It was noted that he would be crossing a 10" and 8" main. Engineer Maloon informed the Board that they are working on an easement through the land of Rezza and by doing it this way they would pick up an approximate 30 inch drop in-.g,c�t�ucc}ias2, Planner Wellington noted that the final questionthat the Board had raised was the proper signature on the Form B application. Mr. Millette informed the Board that within a day or so they would be recieO ng the Form B application signed by Globe Financing and that he already has presented the Board with a letter showing that Globe Financing is in full agreement with Waldor Realty Corp. 10. Board reviewed the letter from Planning Director Maurer to Mr. Norman Epstein regarding the proposed Wading River Condominium project on April 27, 1973. Planning Director Maurer informed the Board that he had raised questions concerning the following aspects and received the following replies: a) Reached a different number on the projected school children. However, Mr. Epstiens associates are remaining with their original figures. b) Quesioned the capability of the water preisUre. Mr. Epstein had W. H. Moore associates review the figures and they are proposlhg to either install a minimum storage tank of 100,000 gallons or they will pay 50% of the Townis cost to install a 12 inch main from the Cabot, Cabot and Forbes development down to their proposed development. c) In regards to the questions raised concerning the dimension deficiencies on lots 2,3, 5, 6, and 7, Mr. James Kelly, Attorney, presented a copy of the condominium law and part of the common owner ship that cannot be sold is the road so that it will always remain a private drive and therefore does not need the roadway setback requirements, it was noted that they also sent the Board a copy of the Deed and by-laws for the Mashpee project and the controls are quite strict. d) In regards to the definitive information on the on-site septic disposal -4 - Minutes May 8, 1973 system, Mr. Epstis" had pointed out to the Planning Director that he had requested information from the Mansfield Board of Health and they informed him that they had not as yet set up their standards at this time. However, Mr. Epstein has agreed to meet any standards imposed upon him. e) With respect to the refuse receptacles, the Board of Appeals plan locates them on their site plan. d) With respect to the question of water pressure it is being questioned what will happen during a normal fire flow that would pump 85,000 gallons of water. There might be a problem with the reserve in the system. It is being reviewed by Whitman and Howard. 11. Board met with the Conservation Commissionmembers, which included Chairman Robert Jones, Debbie Button, Carlton Mason, Walter Nelson, and Paul Boyden, to discuss the memorandum from Planning Director Maurer to the Manning Board and Conservation Commission regarding the drainage for the Mansfield Industrial Park. It was noted that the calculations for the 50 year storm by H -W Moore associates shows a south channel proposed which would be 54 cubic feet per second and a north channel proposed which would be 117 cubic feet per second. It was the consensus of both agencies that it should only be a south channel to eliminate the crossing of conservation property twice, which would create a flow of 171 cubic feet per second. Planning Director Maurer informed both agencies that Owens-Illinois will be shifting the building approximately 300 feet East on the site, as they took soil borings and in the area of the furnace building they struck ledge. The Planning Board and the Conservation Commission reviewed Alternatives A and B as presented in the memorandum by Planning Director Maurer. Clerk Grant stated that he felt instead of it being totally piped it should be a covered channel with a gravel 'bottom for more leaching. Planning Director Maurer, pointed out that adjacent to the skating pond there is a pond that was filled several years ago and alternative B calls for the dredging of that pond and enlarging it with the skating pond. Paul Boyden noted that they would need a 600 foot easement on conservation property to get to the skating pond_. It was noted that with a ditch with a gravel bottom , in dry weather, the:water may.never even reach the skating pond. It was noted that if the skating pond is enlarged they would only need approximately a 300 foot easement. Chairman Jones questioned if the skating pond was used if it would change the size of the retention area on the Mansfield Industrial Park property. it was noted that the retention area should be the same size in both alternatives. Planner Wellington stated that the purpose of the retention area is not to keep the water from flowing on to the conservation property but to slow down the speed in which the water would reach the conservation property. The water would enter the retention area in possibly a 36 inch pipe you would have the water running out of the retention area in apipe about 1/4 the size as it is running in. All you are doing with a retention area is slowing down the rate that the water goes down stream. it was noted that the overflow on the skating pond could be the same as it is going in. Planner Nelson stated that if they agreed on the concept then they should get some figures on the drainage from an engineer so that when Ryan and Elliott Minutes 5 May 8, 1973 submits their figures they can be eitherbaccepted or rejected. Planner Dunn questioned if they would be using salts on their parking lots. Planner Wellington stated that this could be restricted. Planning Director Maurer stated that if both agencies agreed to let them go towards the skating pond then Ryan and Elliott would have to bring in designs for the construction of the skating pond. Mrs. Jellinek questioned what would happen to the oil from the trucks in the parking lot and loading areas. Planner Wellington stated that they could install oil traps in the catchbasins, and this would take care of any oil and grease. It was noted that the Recreation Commission had never proposed any plans for the development of the skating pond. Planning Director Maurer stated that the agencies could inform Ryan and Elliott that they are requiring a retention basin and that they could forward the two alternatives. Planner Nelson stated that he felt they should decide which alternative they wanted and just send them the one decision instead of giving Ryan and Elliott the choice of which alternative to use. The Conservation Commission informed they Board that they would discuss this further amongst themselves and inform the Board which Alternative they would accept. 12. Board met with Mr. Norman Epstein and Mr. James Smith to discuss the Wading River proposed Condominium Project. Mr. Epstein stated that he had received the letter from the Planning Director and would try to answer any questions that remain unclear. It was noted that there were about 7 points in the letter. There was aquestion of the water system, which Mr. Epstein answered in a draft from H. W. ;Moore Associates. The essence of the letter is the description of a 100,000 gallon water storage tank, which would draw water into the system at night from 11P.M, to 4A.M. so that they would have enough water for the needs of the family plus fire protection for two hours at 500 gallons per minute. Mr. Epstein stated that they are checking into the alternative of putting in a water line from the Cabot, Cabot & Forbes property which might be a benefit to the whole area. The next point was the acceptance procedure of the roadway. Mr. Epstein stated that the road would have to always remain a private drive as it is part of the condominium law that it remain in common ownership and that he would also have a deed restriction on the driveway, so that it must remain a private drive. Planning Director Maurer questioned the problems that might arise from the unders4ze drain in Elm Street. Mr. Epstein stated that they would run their drain the other way and it will go back towards the Wading River. It was noted that by the driveway always remaining private that the setbacks on lots 2,3,5,7 and 6 were now corrett. It was noted that the application of the Board of Appeals stated that it was a 27 acre parcel and the site plan shows a 34 acre parcel. Mr. Epstein stated that it was a 32 acres parcel; it was originally 34 put 2 acres will remain the property of Richard Morse. The Board questioned if there was a possibility of the plans being changed as far as the location of the buildings. Mr. Epstein stated that the only changes there will be is the moving of the building for setback requirements as they have to build the condominiums as recorded under condominium law. sIE Minutes May 8, 1973 13. Chairman Jones of the Conservation Commission informed the Board that the Conservation Commission would go along with Alternative 8 for the Mansfield Industrial Park drainage if the pond 'is.�piped co th6 headwatt with%an open ditch to the swamp. Alternative B to read Ditched Overflow with pipe from the bottom of the pond with a spillway and there should also be a skimmer on the overflow and oil traps. Its be specified that +hare is no salt used on the parking lots. planning Director Maurer to inform `Ryan S'El'liott of the decision of the two agencies. 14. Board reviewed the draft letter to the Board of Appeals regarding the application of Norman Epstein for the Wading River condominium units, and noted the following changes to be made: Page 1 paragraph 2: eliminate"(prior to the 1971 Annual Town Meeting vote which eliminated apartments in the Agricultural Zone)." (Planner Nelson left the meeti;ng.) Page 1 paragrpph 3: Eliminate "Even though the 1971 Annual Town Meeting voted to eliminate apartments in the Agriauttural zone,....." Page 2 Dimensional deficiencies: eliminate "Improper setback from the proposed driveway or road on lots 2,3,5,6 and 7. (With respect to the setback requirements it should be noted that these are minimum setbacks from the private driveway.....") Page 2 Water pressure: change to read"50,000 gallons per day of the Town system during pff peak hours.)" Page 2 Legal status of street system: eliminate In its entirety. Page 9 The change in attitude of the Town of Mansfield: eliminate in its entirety. Page 3 Item 1: Change to read "Approval be granted by the Massachusetts Depart- ment of Public Health in conformance with the Mansfield Board of Health...." Page 3 Item 2: Change to read "that the Board of $electmen'of theTown of Mansfield grant permission....." Page 3 item 6: Change to read "That the number of dwelling units not exceed 224 and that the breakdown for these units be as follows: 168 2 bedroom units, 34 2 bedroom with den, 22 3 bedroom units Page 3 add new items to read: a) That the construction of the party walls between each individual condominium unit be of either concrete block or poured concrete. The approval and specifications for construction of these walls shall be by the Mansfield Building Inspector. b) That the 6.9 acres designated for open space use located along the Wading River remain perpetually open Apace and that a deed restriction be so noted and cross-referenced to the approved site plan. t c) That the developer be limited to the issuance of building permits and the construction of a maximum of 75 dwelling unitsin any one calendar year. Prior to the construction of additional units after the first years construction certification must be presented by the Mansfield Building Inspector that all related improvements have been installed. -7 - Minutes May 8, 1978 Page 3, item 8: change to read"that prior to any alterations to the approved site plan review and approval shall be given by the Mansfield Planning Board. A copy of the memorandum from Planning Director Maurer to the Planning Board on April 30, 1973 to be sent with the letter of recommendation. Motion: To send a letter of recommendation to the Board of Appeals on the application of Norman Epstein as amended: (Grant -Latham, all in favor) VOTED 15. Clerk Grant questioned who owned Clapp's point and what the excavation was for. It was noted that it was owned by Norman Gray andthe fill was being used on his new property on Soi, Main Street. 16. Planner Wellington noted that there was still a vacancy on the Planning Board as a SRPEDD representative and that there were other appointments that should be made such as the Capital Improvement Committee and this should be put: on the agenda for the next meeting. 17. Planning Director Maurer pointed out that on Monday Evening May 14, 1973, the Joint Transportation Planning Group will be meeting at the High School to discuss the proposed Route 140/25 location, and questioned if a representative from the Planning Board would be able to attend. It was noted that the next Planning Board meeting was on May 14, 1973. Planner Dunn stated that he would be glad to attend the meeting. 18. Planning Director Maurer stated that he had received a call from the Easton Planning Board regarding the Oakhill preliminary subdivision plan. Easton Planning Board meets on Wednesday evenings and would like to meet with someone from the Mansf:i,eTd,Planning:Board. Motion: To have Pdannifig fDirector Maurer represent the Mansfield Planning Board at a meeting with the Easton Planning Board to discuss the Oakhill preliminary subdivision plan. (Latham -Grant, all in favor) VOTED 19. Planning Director Maurer informed the Board that the Attorney from Vassa Properties would like to meet with the Planning Board to discuss their action on the Vassa Form A application and that they were scheduled to meet next Monday, May 14, 1973. 20. Planner Dunn questioned when the Capital Improvement Program Committee would be starting to meet. It was noted that it should be within the next couple of weeks. 21. Planner Wellington questioned where the Board stood on the 701 program. Planning Director Maurer informed the Board that they had made all the corrections on the bonds and they had been returned to Mrs. Thomas and the summary reports are being printed by the Southeastern Regional School and should be ready by May 14, 1973. Planning Director Maurer pointed out that Mrs. Thomas would like to meet with the Planning Board to discuss the final payment back to the Town and payment to the Southeastern Regional School. 22. Meet'�agadjourned at 10:45 P.M. Clerk Date