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HomeMy WebLinkAboutPlanning 12/11/1972@Q MANSFIELD PLANNING BOARD tE MINUTES December 11, 1972 The Mansfield Planning Board held a Special Executive Meeting at the Town Office Building on Monday, December 11, 1972 immediately following their regular meeting. Present: Chairman Mendes, Clerk Grant Planners: Zaff.ini, Latham, ;Nelson, Wellington, MacFarlane Town Planner Maurer 1.. Board discussed the s6lary of the Town Planner. It was mutually agreed between the Town Planner and the Planning Board to recommend a raise equivilent to 5% for 1973 and 2 1/2% for the first six months of ;1974. This is equivilent to $13,000 for '1973 and $6,825 for the first six months of 1974. Motion: To recommend that the total salary for the Town Planner for the 18 month budget be $19,825. (Zaffini-MacFarlane, all in favor) VOTED 2. Meeting adjourned, Clerk Date Z4 1222 r MANSFIELD PLANNING AGENDA BOARD December 11, 1972 1. Call to order (7:30 P.M.) 2. Clerks Report- a. Minutes of December 4, 1972 b. Correspondence 3, Warrant 4. Visitors Agenda 8:00 P.M. Charles Francis - Ryan and Eliot 8:15 P.M. Micheal Murphy - Cabot, Cabot and Forbes 8:30 P.M. Alan Willis 0:45 P.M. Joac Perrerta re. Essex StreetSubdivision 5:00 P.M. Electric Light Commissioners re. Underground Wiring 10:30 P.M. Mrs. Jellinek re. Signing of Plans. 5. Old Business a. Status of Plans I) Magna Vista it - Def. Sub. - Lawndale Road - 12/12/72 2 Richard Hallett - Prelim. - Fruit Street - 1/12/73 3) Norman Gray® Gravel Removal Permit 4) Ryan & Eliot - From A - Maple Street - 1/17/73 b. Zoning By-law 6. New Business Around the Table 7, Adjournment, P jI l MANSFIELD PLANNING BOARD MI MUTES December 11, 1972 The Mansfield Planning Board met at the Town office Building on Monday, December 11, 1972 at 7:30 P.M. Present: Chairman Mendes, Clerk Grant -Planners: Zaffini, Latham, Nelson, Wellington, MacFarlane Town Planner Maurer 1. Letters were read from the following: Mansfield Conservation Commission to the Planning Board regarding the preliminary plan of John Pereira for land on Essex Street.'- Set aside to be discussed later. Board of Appeals declswn ani the application of Karl D. Clemmey - denied Board of Appeals <'decision on the application of George C. Forget, Jr. - denied Planning Board to William F. D'Annolfo regarding Magna Vista Subdivision. Christmas Card from Camp,Dresser, it McKee. Richard A. Siegel and Associates to Planning Board informing the ,Board that they have formed a group to :offer consulting and research skills. Planning Board to Board of Selectmen regarding meeting with Electric Light Commissioners. Planning Board to Board of Appeals regarding application of Donald H. and Maria S. Ploof for a VARIANCE to convert an existing structure to a four ;(4) family dwelling. Planning Board to Nome Developers Inc, regarding bond estimate for New Mansfield Estates. -'set aside to be discussed later. Bristol Equipment Rental Corp, to Planning Board regarding nelease of certified check for Darby Drive construction. Notice of Meeting for Joint Transportation Planning Group and Minutes from previous meetings. Guide to Industrial Development Board of Appeals notice of hearing for Gale Realty Company for a VARIANCE to establish a lot for dwelling purposes on Oak Street with a frontage of 104.33 feet, which is non -conforming in an Agricultural Zone. - Set aside to be discussed later. Board of Appeals notice of hearing for Norman A. Gray for a Special Permit to remove gravel from a parcelof 'land located at 897 South Main Street in an Agricultural Zone. - Set aside to be discussed later. Board of Appeals amendment to their decision for Signeraft Inc. amending restriction r{4. 2 - Minutes December 11, 1972 2. Board discussed the Minutes of December 4, 1972 and noted the following changes: Item #23 to read: "It was the consensus of the Board that a Business District was needed an Route 106 near the Easton Line. It was ;the consensus of the Board to come down from the Town Line on -Route 106 centerline 3,000 feet and ,go back 1,000 feet on both sides of Route 106. "It was the consensus of the Board to include the School property on the northerly side of 'East Street in the R-15 District." ':'It was the consensus of the Board to carry the R-30 district down'Balcom Street, down Jewell Street and over to Williams Street and over to the river," Motion: To approve the Minutes of December 4, 1972 as amended. -(Nelson; Wellington, all in favor) VOTED 3. Motion: To approve the Warrant of December 12, 1972 in the amount of $129.76. (Wellington -Latham, all in favor) VOTED 4. Board noted ;that the Plans for Magna Vista If had not been returned. Planner Wellington noted that on next weeks agenda the due date should read 15 days from the date the plans were takensout: . 5. Board noted that the PlansforRichard Hallett Subdivision had not been returned. 6. Board reviewed the Gravel Removal Permit Plans for Norman Gray on So. Main Street. It was noticed that the soil log had been corrected from 4 1/2 feet to 4 1/2, inches. The Board noted that the following items were not on the plan: -Perimeter Distance, Location, Proposed cuts crossed the extent of excavation lines, Labels on proposed contours, check to see if the river crosses part of the property. It was noted that a restriction should be put on the plan :to have a monument be placed on the property to check the amount of excavation. The plan was returned. 7. Chairman Mendes advised the 'Board that he had not been able to meet with the Finance Committe,on Saturday regarding the Board's request for a transfer of funds and that he would be meeting with them now. 8. -Motion: To appoint Planner Wellington acting chairman in the absence of - Chairman Mendes. (Zaffini-MacFarlane, all in favor) VOTED 9. Board met with John Periera regarding pre-ipreliminary subdivision on Essex Street. It was noted that in accordance with the letter previously read from the Conservation Commission, the 'Commission is interested in the land that Mr. Periera would give them if the 'Board accepted the 1200 foot dead end road. Mr. Periera informed the Board that he would like to know the Board's decision on if they would allow the 1200 foot dead end road so that the designs'' €or the!Preliminary plans could be drawn, It was noted that the street drainage e. would be carried towards the wetland that would be given to the Conservation Commission. Mr. Periera informed the Board that he is only giving the land to the Conservation Commission if the Board allows the 1200 foot dead end road. The Board noted that 650 feet is the maximum allowed dead end road in the sub- - division regulat.ions.- ®3® Minutes December 11, 1972 Motion: To accept the Plan with the 650 foot dead end road, and not allow the 1200 foot dead end road. (Latham -MacFarlane, all in favor) VOTED 10. Board met with Mr. Charles Francis ofRyanand Eliot, to disucss the Form A Plan for land on Maple Street. iMr. Francis informed the .Board that it is a 16.9 acrea area between Oakland and Maple Street.:, and that lot 45 is the subdivision that is being requested at this time. ,it will be 34,000 square feet of Industrial space. It was noted that a 60 foot right of way with a 30 foot radius was left in case they wanted to put ;a road in at a later time. A private sewer easement was shown (crossing through lots 45 and 46. Mr.,' Francis informed the Board that he had been talking with the Town Manager about the possibility of 'carrying the sewer down Maple.Street and Ryan and :Eliot picking it up from there. Ryan and Eliot would ;pay for the I sewer extension. Motion: To approve the Form A plan for Ryan and Eliot for land on Maple Street. (Grant-Zaffini, all in favor) VOTED The plan was stamped "Approval of this plan does not imply the approval of any future roadway for any future subdivision." 11. Board met with Mr. Michael Murphy, Engineer Paul Dalton, and Mr. Bob Aggler of Cabot, Cabot and Forbes. (Clerk Grant ,left the room and did not participate in any discussion.) Engineer Dalton presented to the Board plans for the extension of Forbes Boulevard. It was noted that this would involve two (2) lots. Engineer Dalton pointed out that they had started with a 90 foot right I of way and when they came to Route 25 they dropped down to Pio foot right of way. Engineer"Dalton stated that the required easement would probably follow along the Penn Central property, He pointed out that the 'drainage would; be brought down with a 40" pipe, and ,that water would be in a'5411 pipe. Town Planner Pourer questioned if the 54" pipe was the standard size for the State to hook into. Engineer Dalton said thatthere was no problem there. It was noted that there was 70 feet right :of way property for the road. The Board questioned where the abutments would be.. Engineer Dalton stated that the abutments would be outside the 70 foot right of way, but stated he would have to check further as :it was not put on the plan. Planner Wellington noted that the 8 foot and 10 foot parallel tines on the plans at the road curve was not correct. Engineer Dalton noted that a cul-de-sac would be put at the end of Forbes Boulevard so that they could pick up the road later. It was noted that the drainage would go into the 15 acre area at the, end of the extension of Forbes Boulevard. it was noted that the road construction would consist of 3" Black base, 2" bituminous -binding, and I" of top coat.: It was noted that all utilities would run underground and that work would not begin until the plans are signed. Engineer Dalton stated that he would like to have the Board .set up a hearing and look over the plans and tell him of any'corrections, before the hearing. It was noted that the existing ground level near School Street had been added as requested. Town Planner Maurer informed the Board that the preliminary plan had been formally submitted ;on December 11, 1972. 12. Board met with Alan Willis regarding Spruce Acres Subdivision. Mr. Willis informed the Board that the Land 'Court wanted e copy of the covenant along with the signatures of the Planning Board to assure them that the covenant, has been placed on the land, it is what the land court calls a Form 13. It was noted that the covenant attached agreed with the covenant placed on the land. 4 Minutes December 11, 1972 Motion: To sign the Land Court form B for Alan Willis showing the covenant on Spruce Acres Subdivision. (Latham-Zaffini, all in favor) VOTED 13. Board met with the Electric Light Commissioners, Selectmen Chairman Tony Caponigro noted that they had been disucssing underground electrical work , in subdivisions with the Superintendent of the Light Department, Mr. Ferrier, about three weeks 'ago and after they got into the details and found out the amount of money it was going to cost to bring it into the subdivisions and into the houses, based on the figures from Mr. 'Ferrier, the Commissions thought that a meeting should be asked for with the Planning Board to see if the 'Planning Board was aware of the cost to the Department or to the individual home owner. Mr. Ferrier admitted to the Commissioners that the Planning Board had been after him for a long time to get the figures on this but :he had just got around .to doing it. Mr. Ferrier noted that he had sent questioners out to p various municipals to see how they are handling, it. It was noted that he had i received 28 'responses and that he had adetailed summary dated October 4,'1!972. He had received 28 responses out of '38 questionaires. 22 of 28 report that underground wiring was not a requirement of the Town Subdivision Regulations, g The Towns that require it are Belmont, ,Reading, Hudson, ;and Wellsley, Hanover, It was noted that they are big Towns and close to 'Boston. The majority that 1 allowed underground wiring required the developer to pay for trenching or to pay some fee. Mr. Ferrier noted that he had made a study, of Pine Needle Park and -mocked up an underground system that would do the same job and 'estimated the cost of it. It was noted that upon'compating :the two, overhead vs. under- ground in .Pine Needle Park, ,the total forunddrground,perfamily would be $369.for the 'developer and $177 for the Light Dept, making it $566 total cost per family. It was noted that the total cost in overhead was approximately $12,000 and the street Sighting was ,$761.48;so you are over, $13,000 for the entire;' system. The underground estimate was $40,740.00 which is approximate 3 times greater in cost. Planner Zaffini noted that Mr. ,Ferrier 'had come in at one time and told the Board that the cost for underground would be approximately only 10-15% more.; Chairman Mendes noted that Mr. Ferrier had quoted the figure of 10-15% more provided that the developer did the trenching, and questioned where Mr. Ferrier got the figure for the trenching. It was noted that it was based on $2.00 afoot which seemed high to the Planning Board. Y Town Manager Mannon noted that the figure was taken from the possibility of the developer renting the backhoe and the hourly rate for that :would be $25,00. Chairman Mendes questioned what the '$7,?00;sur-charge was. Mr. Ferrier noted that some time ago the discussion of overhead vs. underground came up with the Cabot, Cabot and Forbes street lighting and the Board felt that we should not be involved in the cost and it would be equivilantlto an overhead system, and this is the basis which I'followed in this system.' Planner Zaffini questioned the cost of the padmount transformers of $7,420, as he had checked into prices for transformers and felt that this was quite high. Planner Zaffini also noted that nobody had talked about communication or 'telephone services and that intalking with them they go 1/2 of trenching, backfilling and it 1 comes out to;$6uO.00 per lot or $300. 00 per family. Mr. Ferrier pointed out that the trenching is the responsibility of the contractor and that if they could save some money by working with the telephone company it was their own business. Chairman Mendes noted that the thing he objected to was that it was put into both newspapers on the basis that this is what every subdivision was going to look like from now on and that the subdivision regulations would increase the cost $500 to $700. Town (Manager Hannon stated that it had all 1 b'ee m explained at the meeting. Chairman Mendes felt that if it had all bee 3 explained properly that if was difficult to see why two different newspapers would omit it from their accounts. Selectmen Chairman Caponigro stated that the Board of Selectmen had not gone over the figures as thorougly as they are Minutes 5 December 11, 1972 at this meeting and that they only based .their consensus on the fact that it would cost $779. per lot for the developer and that if the Planning Board ' was aware of the cost to go; underground they would .not want it. It was noted the Mr. Ferrier had not come prepared to disucss the estimate. Mr. Ferrier informed the Board that he was not ;going to change the estimate as he was certain they were correct estimates. Chairman Mendes questioned why the underground had to be based on the overhead as it was going to be an asset to the Town,and that there is less maintenance cost when everything goes underground, Chairman Mendes felt that in about 50 years everything would probably be going underground and then the Town would have to pay the cost of transferring it over. Mr. Ferrier noted that if the Board wanted these requirements that they would have to be paid for someway as the volum:-'was i not going to take care of the cost of underground. 'Chairman Mendes noted that if it is voted at Town Meeting to go underground that they would only be allowed to charge 2% per year. Selectmen Titus questioned what the savings sould be on maintenance. 111r, Ferrier stated that it would depend upon the kind of trouble that you run into. He stated that the underground is guaranteed for life and the pole system lasts for 50 years. 'Chairman Mendes _pointed out that the 50 years for the pole still did not include any maintenance work. Chairman Mendes questioned which items on the estimate does the Light Department - presently pick up on an overhead system. Mr. Ferrier stated that he could not do that directly because He didn't feel it would get the anywhere tonight, Selectmen Chairman Caponigro stated that they just wanted to know if the Board was aware of the cost; to the 'developer, and that it would be $389 that each family would have to pay. Planner MacFarlane noted that the Planning Board had asked Mr. Ferrier Ohat the difference would be and he gave them a figure off the top of his 'head and then goes to the Board of Selectmen and never came back to the Planning Board, until it came in like this, and he felt it imade the Planning _Board look like a fool, when it came out in the paper, Planner Nelson questioned what action the Electric LightCommissioners were going to take and Chairman Caponigro stated that they had not 'made a decision on it but the consensus of the Board was that this $779 was a large amount for anyone to have to pay. Town PlannerMaurer stated that he feat that there should be a further study of the figures. Chairman Caponigro stated that they are still taking it under advisement and that they would let the Planning Board know their account. The Planning Board stated that they were interested in, what is best for the Town, and that .it was not the consensus of the Board that this figure was ,to high to pay for an asset. The Planning Board advised the Commissioners that figures should be checked on single family homes without electric heat before 'making a decision. 14. Board met with Town Manager Hannon to discuss the Status of the Secreterial Account. Town Manager Hannon :noted that it is being proposed that thesecretaryi work 6 hours for the Building Inspector and 18 hours for the 'planning Board and that the hours could be arranged between the two, and that this would lbe on a salary basis. It was noted that the rate proposed is' based on the current rate, ;fbr thb ,18 month period It was noted that it was considered %having the secretary work for the Sewer uepartment and Water Department but there was not enough work to get involved. Board questioned the Town Manager concerning the Town Planner Salarvcand if it was alright for the Planning Board to make a recommendation. Board also questioned how a 10% raise would run. Town Manager noted that any recommendations - would be welcomed and that a 10% raise would rum10% for the first 12 months and 5% for the last 6 months. m6n Minutes December 11, 1972 15. Board met with Mrs. Margot Jellinek regarding the plan of Russell Taylor for land off of Brown Ave., 16. Mrs. Jellinek requested from the Board the Plan of Paul Zecher on Gilbert Street which they had already signed. Town PlannerMaurer informed her that the only plan they had signed for Paul Zecher was back on the 12th of June for land on Otis Street. -Mrs. Jellinek reviewed the plan. 16. Town Planner Maurer informed the Board that the advertisment for the zoning would be going in the paper on Thursday and that Reproter Alan Johnson would like to put 'an'article in the paper as to what the intent of the zoning is. It was the consensus of the Board to give Mr. Johnson a copy of the zoning for his 'review. 17. Chairman Mendes . .r informed the Board that the meeting with the various Boards involved with the proposed zoning would be on Thursday, December 21st'at8:00 P.M. and that a recommendation for a;special Town Meeting would have to be submitted. It was the consensus of the Board to draft a letter that they would not get until after Wednesday that they would like to have a special Town Meeting on January 29, 1973, i 18. Planner Wellington noted that the bond estimate figures being used were taken from the old prices and that the figures should be raised 15% to cover the current prices and that this should be adjusted every year. 19. "Planner Nelson questioned if Planner Wellington had checked the clay down at the Proposed Plymouth Street. Planner Wellington stated that he had not done this ,as of yet. 20. Chairman Mendes questioned if anyone had given any thought to the proposed Route 25 and 140 interchange, it was noted that you could not get to Norton from Route 140 under the proposed change. Chairman Mendes: requested that it be put on the agenda for next 'Monday eyening. 21. Chairman Mendes requested that the CentralBusiness District Parking vs.' Parking in rear be 'put on the agenda for next week. 22. Chairman Mendes requested thatthe Board dJscuss salaries before adjourining this evening. 23. Board discussed the application of Gale Realty for a VARIANCE for a corner lot on Oakleaf Road, It was noted that under the new zoning it would be; conforming and that the Board should recommend that the variance be granted p in accordance with the proposed zoning but that the front yard s.etbadk be on both streets, i , 24. Board discussed the application of Norman Gray for a special gravel removal permit. It was noted that the plans had been sent back. 25. Board discussed the letter from Bristol, Equipment Rental Corp. for the release of the certified check for $5,500 for the completion of Darby Drive. It was noted that the Town would ttlll be holding checks in the amount of $14,000. It was noted that Bristol Equipment Rental Corp, and the Town Planner would have to take the check to Mr. D'Annolfo and have him sign it and then return to the Town Office for the Town Treasurers signature before releasing it completely to Bristol Equipment Rental Corp. Minutes 7 e December 11, x1972 Motion: To release the certified check in the amount of $5,500 foi- the completion of work on Darby Drive in the Magna Vista,5ubdivision. (MacFarlane -Wellington, all in favor) VOTED 26. Town Planner Maurer rinformed the Board that in conformance with their letter, Home Developers, Inc, has deposited bank books with the Town Treasurer for work to be _completed on ,Leonard Street and Leonard Circle in the New Mansfield Estates, It was noted that the bank books totaled $12,26U., and Home Developers is requesting the release of lots 5H, 8H;,9H, IOW, 11H, 6,7, 12, and 13. Motion: To accept the bank books in the amount of $12,288 as a performance bdod on the Ndw Mansfield'Estates-Subaivision. , (Nelson-Macrarlane;'.all-in favor) VOTED Motion: To reteaseelots 5H, 8H, 9H, IOH, 1N, 6, 7, 12, and 13 under the bond. (Zaffini-Grant, al;l in favor) VOTED 27. Town Planner Maurer informed the Board that he had talked with Mr. Crapo, Clerk of the Registry of Deeds, regarding the Taylor Plan, ;and Mr. Crapo informed him that the Bristol County Registry of Deeds required that all plans filed with them have the name of the owner on the Plan and that when the Taylor Plan was brought in the registry pointed out to the person that the would not accept it because it didn't have the name of the owper. The property was in between transfers and it was noted that it would be Rezza's land soon so that is the name that the person ;placed on the plans before trying to file it again. It was noted that when it was recorded it was not the land of Rezza. Town Planner Maurer informed the Board that Mr. Crapo felt this was a criminal action but did not have any suggestions on handling it. It was the consensus i of the Board to contact Town Counsel on this particular matter for ,his advise. 28. Motion: To, hold an.Executive Meeting immediately following the regular meeting tonight. (Zaffini-Grant, all in favor) VOTED 29. MeetV9 adjourned at 10:50 P.M. Gttrz Clerk Date �� /� z