Planning Board, June 23, 2015
PLANNING BOARD
June 23, 2015
1130 Main Street, Holden Senior Center
Members Present: William Ritter, John Michalak, Scott Carlson, Tina Stratis, David Lindberg, Jeffrey Head
Members Absent: Otto Lies,
Staff Present: Pam Harding, Town Planner, Isabel McCauley, PE, Senior Civil Engineer
Others Present: Chuck Black, Kendall Homes; Robert Longden, Bowditch and Dewey; Stephen Lane, Winter Ridge; Joseph Afonso, Mason Road; Laura Beckwith, Johannah Adams, Cheryl Beaudoin, Steve Beaudoin, Kristin McCarthy, Andrea Hera, John Nieman, Isaac Houston, Lara Strittmatter.
7:00PM Meeting Called to order W. Ritter
APPROVAL NOT REQUIRED – Chapin Road Leonard Anderson R-40 The Applicant is creating two additional house lots at 50 Chapin Road the lots have the required area and frontage. Jeffrey Head made a motion to endorse the ANR, John Michalak seconded the motion, all were in favor, 6-0.
RELEASE OF COVENANT BOND Oak Hill Subdivision
Setting of Bond Phase I Robert Longden, Attorney for Winter Ridge Limited Partnership represented the Applicant. There is a covenant on the Oak Hill Subdivision which prevent ownership of lots from being transferred. Mr. Longden presented a request to release ten house lots from the covenant. All ten lots are located within Phase 1 of the subdivision.
Conditions of approval require ownership of the open space parcels to be transferred to White Oak Land Conservation Society, Inc. prior to release of covenant, this condition has been satisfied. The stormwater system has been completely installed, the roadway has been completed around to loop to basecoat with the exception of a large culvert spanning the stream and the pumping station is not 100% complete.
The Applicant is requesting a release for ten lots to allow Kendall Homes to obtain building permits. A Lot Release Agreement was proposed which prohibits Kendall Home from transferring the property until the culvert is complete to basecoat, secured, and the pump station is fully operational. Cash Security was proposed for the roadway containing the frontage of the ten lots and Stanjoy Road.
Town Counsel has reviewed and made comments on the Lot Release Agreement. David Lindberg made a motion to accept the bond in the amount of $201,027.07, Jeffrey Head seconded the motion, all were in favor.
Jeffrey Head made a motion to release the lots from covenant in accordance with the Lot Release Agreement, Scott Carlson seconded the motion, all were in favor.
7:00 p.m. PUBLIC HEARING – SPECIAL PERMIT COMMON DRIVEWAY
735 Mason Road, KREG, LLC 735 Mason Road The meeting was continued to July 21, 2015
7:15 p.m. PUBLIC HEARING – DEFINITIVE SUBDIVISION APPROVAL RED TAIL ESTATES 7 Lot definitive subdivision. D. Lindberg recused himself due to a possible conflict of interest. W. Ritter read the public hearing notice at 7:40 p.m. Michael Andrade, Graves Engineering presented the project on behalf of Wingspan Properties. Red Tail Estates is a proposed 500’ cul de sac across from the intersection of Forest and Nola Drive between 154 and 160 Nola.
The applicant is proposing 7 house lots on approximately 7 acres of land. The property slopes west to east and has Town water and sewer services. The stormwater system is proposed as low impact development and consists of rain gardens and grass swales. The Applicant is requesting a waiver to allow for a 40’ right of way in lieu of the Subdivsion Control Regulations requirement of 50’. The Applicant is basing the width request due to the fact the 40’ way accessing the property was conforming when the subdivision was originally approved. The Applicant is also requesting a waiver to reduce the pavement width from 28’ to 24’ and only construct sidewalks on one side of the roadway. The Town requested the Applicant remove the island from the cul de sac due to long term maintenance issues and request a Town supported waiver.
The Fire Department comments were reviewed and included the relocation of the hydrant at the end of the cul de sac away from the driveway entrance to prevent the hydrant from being buried by snow. Isabel McCauley, DPW Town Engineer was present to review her comment letter dated June 19, 2015, major points included the drainage, DPW did not feel there was enough freeboard in the rain garden, directing overflow to an abutting property on Nola Drive. The DPW also requested the overflow pipe be shortened to prevent point discharge onto a steep slope, shortening the pipe would span the water over a larger area.
Isaac Houston, 321 Highland Street was located at the bottom of the outfall pipe and felt it would cause major damage to his property, he stated water already comes off the property into his back yard causing drainage issues and felt this would increase the problem. He asked the Board to hire an ecological consultant.
M. Andrade stated the site currently drains to the bottom, where Mr. Houston’s property is located and he will look at shortening the pipe and widen the level spread so the water discharges over a wider area. He informed the Board infiltration is not expected to take longer than 72 hours.
T. Stratis asked how long the length of the pipe was to the level spreader and who was responsible for maintenance M. Andrade stated it was approximately 200’ in length and would be maintained by the homeownership association.
Laura Beckwith, 72 Beechwood asked about the limits of tree clearing.
M. Andrade explained the limit of tree clearing the developer was proposing but explained there was nothing in place to restrict the homeowner from additional clearing once the property was transferred.
Steven Beaudoin, 116 Nola Drive stated the groundwater in that area was high and there was a sump pump that ran in the Winter. He asked why the stormwater could not be piped into Nola Drive. DPW Engineer I. McCauley stated there are certain stormwater standards required by the state, the water must remain on site and infiltrate into the ground.
- McCauley, reviewed her request for further soil testing, the performed soil tests were not deep enough to prove there was 2’ of separation from the bottom of the planting beds to the ground water.
150 Nola Drive stated he is interested in purchasing the property and wanted to know the timeline for development
Isaac Houston, 321 Highland Street repeated his request for peer review of the subdivision. P Harding informed him that DPW, Engineering Department typically reviews the applications and three qualified civil engineers have reviewed this subdivision.
S. Carlson asked about incoming traffic and if utilities would be buried. All utilities would be buried in accordance with the requirements of the Subdivision Control Regulations, only projects with more than ten house lots are required to conduct a traffic study although the Town did request sight distance be provided.
S. Carlson also asked what the proposed width of the road was, he was informed it was 24’, a waiver from the 28’ width was requested.
Steven Beaudoin, 116 Nola Drive stated there had been electrical surges in the area. P Harding stated the plans were reviewed by the Light Department but she would confirm with the General Manager, James Robinson to ensure there are no problems.
J. Michalak requested a soil test at the outlet location of the level spreader and requested the Town Engineer pay close attention to how the drainage will affect the homes on Highland Street.
T. Stratis suggested extending the sidewalks through the radius of the cul-de-sac.
Joseph Afonso, 63 Elmwood Ave. asked about the drainage calculations and what would happen if the entire site was cleared after the property was transferred.
Kristin McCarthy, 303 Highland St. asked if the drainage calculations accounted for complete clearing of the lots. M. Andrade informed her it did not. Kristin McCarthy asked for a permanent easement to prevent further cutting.
M. Andrade stated he would talk to his client about the possibility.
Kristin McCarthy, 303 Highland St. asked if there would be review by the DEP, she also stated that she has witnessed the planting beds at Scott Terrace overflow. She was informed review by DEP was not required for this project. She asked how it is ensured homeowners maintain the drainage system.
T. Stratis states she lives in a development with an association and the homeowners maintain the stormwater system realizing failure can result in damage to their property.
J. Neaman 172 Nola Drive, wanted to now if thet system was design for frozen conditions, he was informed that stormwater is no designed for frozen conditions.
J. Michalak wanted a sidewalk that would service all seven homes. He requested we investigate if a 4’ sidewalk is ADA compliant. The Board wanted additional information on the drainage system and wanted information on the drainage if all the trees were cleared. The Board wanted the outflow discharge dispersed over a wider area. A test pit should be done at the rain gardens to determine if there is two feet of separation to groundwater, a soil test was also requested at the outflow location. The Board requested the Engineer pay particularly close attention to the two homes at the bottom of the site on Highland Street.
S. Carlson made a motion to approve the Developers written request to continue the hearing to August 18, 2015 and extend the filing of the decision with the Town Clerk to August 31, 2015. J. Head seconded the motion, all were in favor.
Proposed Summer Schedule: August 18, 2015
Next Meeting: July 21, 2015 at the Holden Senior Center; 1130 Main Street, Holden
Motion by S. Carlson, seconded by J. Michalak, it was UNANIMOUSLY VOTED TO ADJOURN THE JUNE 23, 2015 PLANNING BOARD MEETING AT 9:00 PM.
APPROVED: ________________________