HomeMy WebLinkAboutPlanning 06/11/1973MANSFIELD PLANNING BOARD
AGENDA
June 11, 1973
1. Call to order (7:30 P.M.)
2. Clerks Report
a. Correspondence
b. Minutes of June 4, 1973
3. Warrant
4. Visitors Agenda
5:00 P.M. Brad Griffiths re. Ryan and Elliott Subdivision*
5. Old Business
a. Status of Plans
1) Mansfield Industrial Park Realty Trust - Prelim - Maple Street
2) Donald Ploof — Prelim - Gilbert Street - 7/3/73
3) Richard Morse - Form A - Elm Street - 6/14/73
4) Gastons Avotnieks - Earth Removal
b. Amendments to Subdivision Regulations
c. Zoning Board of Appeals Variance Applications
6. New Business
a. Elmwood Park - Bond Estimate
b. Around the Table
7. Adjournment
Memorandum on Ryan And Elliott proposal enclosed
+'n', Letters enclosed.
MANSFIELD PLANNING BOARD
MINUTES
June 11, 1973
The Mansfield Planning Board met at the Town Office Building on Monday,
June 11, 1973 at 7:30 P.M.
Present: Chairman Zaffini, Clerk Grant
Planners: MacFarlane, Latham, Dunn, Nelson, Wellington
Planning Director Maurer
Letters were read from the'.following:
Massachusetts Federation of Planning Boards Planning and Zoning Newsletter.
Universal Engineering Corp. to Planning Board regarding added costs incurred by
Universal Enginnering Corp, in the preparation of the Comprehensive Planning
Program. - Set Aside to be discussed later.
RIM Engineering Company to Planning Board regarding reviewed drainage within
the Walnut Park Subdivision. - Set aside to be discussed later.
To all Town Boards from Town Manager regarding bimonthly basis joint meetings
with Chairmen of all other Boards, Committees and Commission and Selectmen.
Planning Coordinator of the City of Fitchburg to Planning Board requesting
copy of Zoning Ordinance and Subdivision Regulations.
Planning Board to Mr. Willian D'Annolfo regarding Magna Vista Subdivision
completion of work.
Planning Board to Waldor Realty regarding Pine Needle Park Bond Release.
Memorandum from Vnlversai Engineering Corporation on Procedure for Review of
Subdivisions.
Planning Board to Richard Morse regarding Form A application for land on Elm
Street.
Planning Board to Mr. Donald Ploof regarding Preliminary Subdivision Plan.
Memorandum from Planning Director to Town Clerk regarding '1973 Zoning Amendments.
Memorandum from Planning Director to Planning Board regarding Mansfield Industrial
Park Realty Trust Preliminary Plan and Drainage Proposal.
Planning Board to Mansfield Board of Selectmen regarding Street Reconstruction
Program.
Planning Board to Norman Epstein regarding Prelinimary Subdivision Plan - Wading
River.
SRPEDD Notice of Meeting of Solid Waste Steering Committee.
SRPEDD Notice of Meeting of Joint Transportation Planning Group.
Resources of the Future announcement of new RFF publication: The Development of
Tropical Lands and Modernizing Urban Land Policy.
MME
Minutes
June 11, 1973
Planning Board to Board of Appeals regarding application of Franklyn A. Allen, Jr.
Planning Board to Board of Appeals regarding application of Richard J. Schrage.
Planning Board to Board of Appeals regarding application of Salvatore Agricola.
Draft from Planning Board to Board of Appeals regarding the application of
Clemmey, Inc.
une 4, 1973.
2. Motion: (Wellington-Grant,tall in
es oJfavor) VOTED
3. Motion: To approve the warrant of June 12, 1973 in the amount of $15.00
(Latham -Wellington, all in favor) VOTED
4. Board reviewed the Form A Plan for Richard Morse for land on Elm Street.
Motion: To return the Plan to Richard Morse to have his engineer put the
proper bearings on the plan.
(Wellington -Grant, all in favor) VOTED
for
5. Board reviewed the renewal
Director MaurerstonchecktwithsBuildingvInspectorlton
East Street. Planning
see which regulations this would come under where it is being renewedr
the expiration date. It was also noted that there were engineering discrepancies.
6. Board reviewed the proposed drainage plan for the Mansfield Industrial Park
Realty Trust. It was noted that the invert figures were not correct.
7. Board met with Conservation Commission members Chairman Jones, Stewart Sweet,
Charles Meszoelly, Debbie Button, Charlton Mason, and Walter Nelson and with
Ryan and Elliott representatives Charles Francis, Brad Griffith, Engineers
Bill Moore, and Lou Guerriere to discuss the drainage proposal fo flee Mansfield
Industrial Park Realty Trust.
Mr. Francis stated that this would be the final preliminary proposed subdivision
of the Mansfield Industrial Park. Mr. Francis reviewed the letter fred the following m the
Mansfield Planning Board dated Manch 14; 9731a
1) The Planning Board requested that the, 12 inch water line be, looped around
to Maple Street and not dead -ended. The water main i,s now proposed .to,go,
out to'Mapleoptreet. it will loop over to the existing water main on
Maple Street. The proposed sewer line and drainage will also pick up
Corafab and other sites behind Corafab. The sewer will be a forced main.
it was noted that there is a sewer easement from the Corafab subdivision.
2) The corner radius of the street entering from Maple Street is only 15 feet.
This will be required to be 30 feet. There isn't enough
land
to 3 square make
the
eet
30 foot round.i,ngs. There are several
alteratives.
lterti vesfoo. radius on the parcel fee
from the abutters on each side. b) P
a 30of
Colombo and move the road towards Horner Waldorf and pick up 26 square feet
of land. c) obtain a waiver of the 30 foot radius. Engineer Guerriere
noted that they could put in a 27.2 radius without obtaining any property.
3) The Railroad tracks arelnot properly shown on the plan. Mr. Francis stated
that they are now properly located. it was noted the the drainage ditch
is now part of the street layout and would become property of the Town.
-3 -
Minutes
June 11, 1973
4) The Board is concerned with the wet area in lots i and 2. The site of
Owens-Illinois has now shifted and will not be affected by the wet area.
5) The Board noted there is insufficient information
the
whatiwn as think wto ill
tthe surface water will be handled. We are suggesting
be the sollution and would like your comments on it.
Engineer Moore pointed out that they would be constructing a retention area
on the Ryan and Elliott property and there would be little alteration to the
skating pond, Engineer Moore pointed out the area which would be flooded during
the worst pond.
Engineer
the 100 year storm. This water would then be farced�%BRAD
water there
few
through an 18 inch pipe. There would be no wouldpdisar'earainto
hours of a 100 year storm. Storms of lesser intensity PP
the ground in a few hours. There is a dike proposed. They have computed the
capacity of the 18 inch pipe at different areas in relation to a fully developed
area. The flow going out would be equal to the flow going in. it was noted
d a
on
in order toadevel p this lintsuch er aa way ethey iwould ea of an unknown volumn, and
have to go very deep.
Engineer Moore suggested that the northerly pipe be utilized and remain operative
and adjust the retention area to go along the edge of the woods. The northerly
Channell would be used as a secondary drain. This would cause no abnormal flow
to the skating pond. Engineer Moore suggested that the Board consider this
alternative.
Planner Nelson questioned if the northerly pipe could be used at an elevation
Y, for just overflow, and how much pollution it would cause to the Canoe River,
and there would be no pollution
Engineer Moore stated that this could be done
of any amount that Would be detrimental.
Chairman Zaffini,questioned if Engineer Moore felt that the 100 year storm
retention area was the right solution. Engineer Moore stated that he did
not think they needed any retention area as there is a large retention area down;
by the Canoe River.
Charles Meszoelly questioned the quality of the water in the skating pond if
the system was installed as proposed. Engineer Moore noted that there Is a
pond that has been previously filled with old stumps and the water is passing
over that old pond now and making the, skating pond water of questionable quality.
Charles Meszoelly iquestiOded.ftow many'Inches the skating pond would rise.
Engineer Moore stated that the volumn of the 18 inch pipe would not raise the
pond.
Chairman Jones questioned how many years Ryan & Elliott has owned this land,
Brad Griffith stated that they have been involved with it since 1968 and 1971
was the first time it was developed. Charles Meszoelly questioned what type
of trees are in the proposed retention area, Brad Griffith stated that it was
Oak and it was noted that there is some swamp Maple.
Chairman Jones stated that he would like to have it go on record that the
Commission as a body cannot give an easement through conservation land that it
would require a 2/3 vote of the Town but they can give permission to cross the
property.
-4 -
Minutes
June 11, 1973
t" Selectmen Levine questionedwhoes'land the retention area would be on. Mr.
Griffith noted that it was on the land of Owens-Illinois and a portion of
Ryan and Elliott property. Selectmen Levine questioned who's responsibility
it would be to maintain the retention area. Mr. Griffith stated that most
of the accumulation would be on the land of the Mansfield Industrial Park.
Waiter Nelson questioned the acreage of the retention area. Engineer Moore
noted that it would be about 4 or 5 acres.
It was noted that the Town only required calculations of the 25 year storm and they
have figured on the 100 year storm. it was noted that the berm would be loamdd`'
and seeded. Chairman Jones stated that the easterly slope should be landscaped
to screen it from the recreation land.
Selectmen Levine questioned who would maintain the retention area '',based upon
the sale of the property. Mr. Griffith noted that the property could be sold
to Owens-Illinois, it could be sold to the housing for the elderly, it could
be sold to the Conservation Commission or it could be given as a gift.
Chairman Jones questioned if all there was going to be was a 18 inch pipe on to
the conservation land. Mr. Francis stated that they are taking care of the water
on the Ryan and Elliott property and they will not alter the conservation land.
Chairman Jones stated that they only wanted the water to enter the conservation
land at one point.
Mr. Griffith noted that they intent to come back with a 650 foot dead-end road.
It was noted that the profile gives the existing grade and the proposed drain.
Mr. Griffith stated that they had done what was asked and that they have gone
out of their way ,and in another 10 days Owens-Illinois will be in a position
to pass title. Mr. Griffith stated that if this preliminary plan was approved
as a definitive tonight they could meet this deadline. Requested an answer
on the proposal so that they could proceed with the next step.
8. Board discussed amendments to the Subdivision Regulations, and noted the following:
Chairman Zaffini - On page 28 states that"Specifications except that no such
construction shall be undertaken when the temperature is at least thirty-two
degrees (320) in the shade, and rising. " It should be less.
Planner Wellington - If any developer is going to takes; 2 or 3 years to finish
his roads with a bond, the bond should be raised each year to cover the increase
in cost in case of default.
Planner Wellington - The fee is very low for inspection. It is now 25G per lineal
foot and it should be 25G a foot on each side of the road for each abutter.
Planning Director Maurer - It has been mentioned of the possibility of considering
moving the sidewalks all the :.way to the rear. Also after you put the berm up
you have 2 1/2 feet of grass which is harder to maintain than if it were 6 feet.
9. Board reviewed the draft letter to the Board of Appeals on the application of
Clemmey, Inc. to allow a paved 24 foot driveway across land zone Residence "A"
and Agriculture for access to industrial' zoned land. There was much discussion
as to the possibility of limiting the time of operation as it is a 24 hour service
that Karl Clemmey operates. It was noted that restriction #3 in regards to fencing
does not pertain to the variance requested.
Minutes
June 11, 1973
Motion: To send the letter of recommendation to the 'Board of Appeals on the
i,
application of Clemmey Inc. as drafted with the-ommission of item #3.
(Grant-Nelson,-MACFaI•lane, Latham, Dunn in favor Wellington opposed)V07ED
10. Board met with Attorney James Kelly to discuss the covenant on the Village Estates.
it was noted that the property is owned by Jodice Buildgrsi and Christian and
Schramm is in the process of purchasing it. Mr. Kelly stated the the covenant
states that there can only be one mortgage on the property and Christiaand
of
Schromm is going through a co-operative bank, which cannot give a mortgage
that size. The bank would like to give three mortgages and this would require
a waiver from the first restriction on the covenant. It was noted that a bond
would still be required. Mr. Kelly submitted a letter from the bank stating
that there are funds available for the construction of the roadways in the amount
of $114,000. Question was raised if the three mortgages would require the de-
velopment to be developed in three stages. It was noted that it would be de-
veloped all at once.
11. Planning Director Maurer informed ,the Board that there was a request for a
bond estimate on Elmwood Park. They would like to bond the remainder of Bonney
.Lane. There is now a 750 foot dead-end road but there is an access loop. They
now want to extend the road to take in lot 8 and questbned if they should be
required to loop all the way around to Erick Road. It was noted that all that
needs to be completed on Bonney Lane is the finished coat of paving, berm loam
and seeding and sidewalk construction.
Motion: To require them to loop the road and bond Erick Road with the remainder
of Bonney Lane.
(Grant -Nelson, all in favor) VOTED
12. Planner Wellington noted that ow.the budget sheet that was passed around as of
the 29th of May it shows no expenditures from the Planning Board secretary salary
account. It was noted that the Town Planner and Secretary accounts were combined.
13. Clerk Grant noted that on Willow Street they had just oiled it and instead of
using sand they used gravel. Selectmen Levine noted that because of the condition
of some of the roads in Town they are using a heavier sand.
14. Planning Director Maurer informed the Board that the Capital Improvement Program
Committee is going to be meeting on Thursday, June ;'21st at 8 P.M.
15. Planning Director Maurer informed the Board that the Board of Selectmen and
the engineers from Parson's, Brinkerhoff, Quade and Douglas will be meeting
to discuss the Route 140-25 situation, it will be at 9:00 P.M. in the Selectmens
meeting room. It has been set up for the Planning Board and Board of Selectmen
to discuss the proposal.
16. Planning Director Maurer informed the Board that Mr. Robert Rizzo and the people
from Milhaus Realty is interested in having the Planning Board present the Cluster
Development in their zoning articles. They each have sites in which they would
use as examples as to how cluster development works.
17. Planning Director Maurer informed the Board that Doug King intends to start
to install the underdrain system as outlined in the letter from the planning
Board of the Canoe River Acres subdivision on Ware Street. They will be
starting this on.June 12, 1973.
18. Board reviewed the letter from RIM engineering regarding the pipe size for the
Walnut Park Subdivision regarding Concrete vs, aluminium. It was noted that
they did not show which pipes they plan to change if they don't change them all.
_y®
Minutes
June 11, 1973
Motion: Either he clarify exactly what his intentions are for the aluminium
pipe or he stay with the original proposal for the drainage in the
Walnut Park subdivision.
(Grant -Wellington, all in favor) VOTED
19. Board reviewed the letter from Universal Engineering regarding the increase
in cost for the preparation of the Comprehensive Planning Program. It was
noted that Mrs. Thomas had worked very hard at this program and should be
entitled to the increase. It was further noted that no action should be
taken on this until it is first discussed with Mrs. Thomas as she was not
available at her office when the Planning Director tried to contact her,
on this matter and it was uncertain if the amount included the cost to the
Southeastern Regional School for the printing of the summary report.
20. Board reviewed the request of Christian and Schromm for a waiver from the
first restriction of the covenant. it was noted that they would still have
to bond before they could build.
Motion: To waive the first condition of the covenant for mortgaging purposes
for the Village Estates Subdivision.
(Nelson -Grant, all in favor) VOTED
21. Chairman Zaffini noted that the Boa,rd had decided to start=meeting on Wednesday
nights•dtarting June 20,'1973, it was the,consemsus of:the Board to meet every
other Wednesday night for ,the months of July,& August:unle§s something occurs.
22. Board reviewed the drainage plan for the Mansfield Industrial Park Realty Trust
with the Conservation Commission. it was the consensus of the Board not to
allow them to have the northerly crossing for drainage. Chairman Jones stated _
that the Conservation Commission would like to see the 18 inch pipe coming further
across Copeland Road and then a ditch to the pond with an overflow from, the pond.
The conservation Commission also felt that the easterly side should be screened
with trees. It was noted that it is part of the Board of Appeals variance that
it should be screened on the property line of Owens-Illinois. Chairman Jones
stated it should be channelled below the skating pond to the river.
It was the consensus of the Board that they should require a radius of 30 feet
at the entrance from Maple Street. Chairman Jones to put the recommendations
of the Conservation Commission in a letter to the Planning Board.
It was the consensus of the Board that the drainage along the side of the road
behind Horner Waldorf should be in a pipe and not an open ditch as it is part
of the road layout, and will be the responsibility of the Town.
It was noted that the Railroad tracks are still not properly shown and that
they should be presented at a 20 scale prior to the tentative approval 6f the
preliminary plan. It was the consensus of the Board that all information
is needed before tentative approval could be given.
23. Meeti adjourned at 11;00 P.M.
Clerk
Date