Planning Board, November 19, 2013
Planning Board Meeting Minutes
November 19, 2013
Memorial Hall
Members Present: O. Lies, D. Lindberg, S. Carlson J. Michalak, J. Head, T. Stratis
Members Absent: W. Ritter
Others Present: P. Harding, Town Planner, D. Sciascia, Recording Secretary
7:00 PM: J. Head called the Planning Board meeting to order. The agenda will be taken out of order.
P. Harding introduced Tina Stratis, the new Planning Board member.
APPROVAL NOT REQUIRED:
The division of land with frontage on a public or private way, in existence, that contains adequate area and frontage to meet the Town Zoning Bylaw requirement. The land can be divided by the submission of a plan to the Board for endorsement. No approvals with conditions or public hearings are required.
Wachusett Street, Dourdeville, R-40 Zoning District: The applicant explained the plan. The property is located in both Princeton and Holden. The Princeton Planning Board has signed the ANR. The ANR is creating three parcels of land in Holden. Two of the parcels are being transferred to the Department of Conservation and Recreation for preservation.
O. Lies motioned to approve. J. Michalak seconded. Vote 6-0, all in favor.
Documents presented during review can be viewed in the Town Planners office.
PUBLIC HEARING, SITE PLAN REVIEW/SPECIAL PERMIT, Newell Road, Common Driveway, Ridgemont Properties: A common driveway servicing two house lots is allowed by Special Permit under the Holden Zoning Bylaw. The lots sharing the driveway must conform to zoning, having adequate area and frontage to meet Bylaw requirements. Special Permits are discretionary, meaning the Planning Board reviews them on a case by case basis.
The engineer explained the changes that were requested. The applicant is proposing a long common driveway to service two house lots located in the R-10 zoning district, requiring 64’ of frontage and 10,000 square feet of area per lot. The purpose of the common driveway is to avoid a wetland crossing. The driveway measures 500’ to the fork. The building footprint of the lots are extremely close together but the buildable area is restricted by the presence of wetlands.
The fire department had the following comments
1. There must be adequate design to the driveway bed to support the weight of our vehicles.
2. There must be adequate maintained width and radius of the driveway so that our vehicles can pass without damage from trees, bushes, rocks, etc.
3. There must be a turn around for our vehicles at the split of the driveway so that we can turn the trucks around to exit the driveway.
P. Harding introduced the Approval Not Require Plan, which created the current configuration of lots to the meeting. A revised set of plans were submitted and are being reviewed by the Fire Chief. The Board has the revisions for review.
O. Lies wanted to know why the Board was looking at a common driveway when the two lots have not gone through the ANR process. The applicant said the lot lines are conditional to getting a common driveway approved.
A neighbor looked at the plan and wanted something like arborvitae between the properties and his land. P. Harding said this could be a condition.
O. Lies does not support such a long common driveway of 500’.
O. Lies motioned to deny. S. Carlson seconded the motion based on the fact that there is no ANR for the two lots. S. Carlson feels the area is a single family lot and this is excessive use of the Bylaw. Vote 3-2-1. O. Lies, S. Carlson, D. Lindberg voted to deny. J. Head & M. Michalak voted to approve. T. Stratis abstained from the vote. Denied.
Documents presented during review can be viewed in the Town Planners office.
PUBLIC HEARING, SPECIAL PERMIT/SITE PLAN REVIEW, MT. VIEW MIDDLE SCHOOL, 270 SHREWSBURY STREET, Town of Holden: J. Head read the Public Hearing notice into record. Michael Andrade, Graves Engineering and Bill Scannel, Lamoureux Pagano Architect gave a brief into to the project set for Spring 2016 on approximately 20 acres. The Town is building a new Mt. View Middle School. Schools are permitted in any zoning district by right, but the Town has filed a site plan with the Planning Board. The Board does not have the authority to deny the use, but rather review site conditions such as traffic, lighting, drainage and buffering.
An abutter submitted a request for the Planning Board to hire a third party engineer to review the site plan for the Mt. View Middle School project, stating a conflict of interest is present if a Town project is being reviewed by the Town Engineering Department. The plans were designed by Graves Engineering Historically town projects have been reviewed by the DPW Engineering Division, and Town Counsel does not believe a conflict of interest exists.
The Conservation Commission has conducted two public hearings. Many abutters from Ottoson Way expressed concerns about the redevelopment exacerbating existing flooding problems. The Commission requested a downstream drainage analysis be conducted to ensure the increase in volume would not cause flooding to abutters located on Ottoson Way. The analysis resulted in an increase in the size of the detention pond. The Zone A mapping noted in P. Hardings letter dated October 7, 2013, was removed from the DEP water tributary map and the wetland system closest to the driveway entrance was flagged and replicated.
The Board also reviewed comments from the DPW Senior Civil Engineer and the Transportation Circulation Committee. The comments were addressed in a letter with a reduced set of plans. Town comments regarding the revisions are forthcoming.
Abutters have come to Town Hall to review the plans and expressed concern about the lack of buffering between the new driveway location and the existing homes on Mt. View Drive.
No public comments.
Board comments:
S. Carlson asked how long the wall was going to be, and was told there was no wall. S. Carlson also inquired about the slope. S. Carlson was also concerned with the detention ponds and slopes not being taken care of, and what is it going to look like in the future.
J. Head had driveway and parking concerns and questions.
O. Lies inquired if fire and public safety have reviewed the plans yet. P. Harding said yes, fire and police have had a hand in the design of the project. For public safety reasons there is only one entrance. There should be another exit/access road on Mt. View Drive. O. Lies would also like to hear from Traffic & Circulation to address another means of egress. He would also like to see some vegetation in the 15’ area between homes on Mt. View and the traffic ways. He also would like information on lighting.
J. Michalak want information on flashing beacons, and is concerned with protecting the work zones. P. Harding stated that TCC has submitted a letter requesting crosswalks be located closer to the drive area, which would be better for crossing guards to monitor.
D. Lindberg is concerned with the location of the driveway, about 200’ from Doyle Road.
P. Harding informed the Board that all major Con Com issued have been addressed.
J. Michalak motioned to continue the Public Hearing to December 10, 2013. D. Lindberg seconded. Vote 6-0. All in favor.
Documents presented during review can be viewed in the Town Planners office.
BOND REDUCTION, RELEASE OF COVENANT, Stoney Brook Estates, C.B. Blair Development: The applicant has requested a bond reduction for Phases 1 and 2 of the Stoney Brook Estates subdivision, as well as a release of covenant and setting of bond for Phase III. The Board has the bond calculation worksheets for review.
P. Harding recommended no action until more information is given.
S. Carlson motioned to table. J. Michalak seconded. Vote 6-0. All in favor.
Documents presented during review can be viewed in the Town Planners office.
PUBLIC HEARING, Jefferson Mill, Site Plan/Special Permit, 1665 Main Street, Mill Pond |Realty Trust, Request for Continuance: The applicant has submitted a letter requesting the Planning Board continue the public hearing for Jefferson Mill condominiums another 60 days to resolve dam maintenance concerns.
J. Michaelak motioned to continue the Public Hearing. T. Stratis seconded. Vote 6-0, all in favor.
Documents presented during review can be viewed in the Town Planners office.
Request for Release from Chapter 61A Princeton Street, Assessing Map 36 Parcels 1 and 2, William Drugan: The property owner of 12.2 acres of vacant land on Princeton Street has submitted a request for release from Chapter 61A with an Offer to Purchase the land for $399,000.00.
Undeveloped land filed under Chapter 61A receives tax relief, but in exchange for this relief the Town has the first option to purchase the property at the same price presented in the Offer to Purchase. The Board of Selectmen make the final determination but seek approval from various board and committees to determine if acquiring the land is in the Town’s best interest. The Town has 120 days to respond to the request for release. The parcel has 1,180 feet of frontage and consists of cleared fields. There is a wetland and intermittent stream located on the property with abutting land owned by the Department of Conservation and Recreation. Public water and sewer services are not accessible. Ten percolation tests passed for the installation of private septic systems. There will likely be ten lots proposed for development.
J. Michalak motioned not to recommend purchasing the property at this time. O. Lies seconded. Vote 6-0, all in favor.
Documents presented during review can be viewed in the Town Planners office.
APPROVAL NOT REQUIRED:
140/174 Union Street, Brewer, R-1 Zoning District: The applicant is transferring acres of back land from 140 Union Street to 174 Union Street, no new building lots are being created and the plan is entitled to endorsement.
O. Lies motioned to approve. D. Lindberg seconded. Vote 6-0, all in favor.
Documents presented during review can be viewed in the Town Planners office.
OTHER BUSINESS:
- D. Lindberg wanted to know what was going on at Quinapoxet St, near the railroad tracks. It is a sand removal project.
- High Ridge Road: A developer is looking into finishing the project.
NEXT MEETING: December 10, 2013
S. Carlson motioned to adjourn. J. Michalak seconded. All in favor.
Adjourned 8:30 PM.
November 19, 2013 Minutes approved: