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HomeMy WebLinkAboutPlanning Brd Min_6261996PLANNING BOARD MINUTES June 26, 1996 PRESENT: Chairman French, Clerk Sullivan PLANNERS: Bonda, Dolan, Flynn, McShane Shaun P. Burke, Director of Planning and Development 1. Meeting called to order at 7:30 P.M. Motion: To appoint Clerk Sullivan Acting Chairman ( Bonda- Dolan) All in favor. PASSES Motion: To appoint Planner Bonda Acting Clerk (Dolan - Sullivan) All in favor. PASSES 2. Correspondence 1. Minutes June 18, 1996 Planner Bonda asked it be noted she was in attendance at this meeting Motion: To approve the minutes as amended (Flynn- Dolan) All in favor. PASSES 2. Mansfield Oil Special Permit Motion: To sign the special permit (Flynn - Dolan) Three in favor. One abstention. PASSES Chairman French arrived at this point, 7:40 P.M. 3. Memo from Bill Madan RE: Williams Street bridge joint meeting 4. ZBA decisions 5. Memo from Dan Clifford RE: Partial Release - Massapoag Estates Motion: To release $20,810 (Flynn - Dolan) All in favor. PASSES 6. Letter from Attorney Mangiaratti RE: Drainage options 3. Around the Table Clerk Sullivan asked about the adult entertainment by -law. Mr. Burke distributed a revised draft with the additions of "substantial" and "adult cabaret." Clerk Sullivan asked about front yard parking at day care centers. Mr. Burke told him he had spoken with Mr. Cook who said he would speak to the owner. Planner Flynn said she read the Mass Federation of Planning and Appeals Boards held a meeting on wireless communications, and this is an issue the board should be working on. Mr. Burke said that meeting was sponsored by AT &T, and he spoke with a planner who attended and thought it was a sales pitch. Planner Flynn said the signs the board requested at the School Street day care center were not up. Chairman French said that was just part of the board's recommendation to the Building Inspector, and Mr. Burke said he would check whether the Building Inspector required the signs. Clerk Sullivan said he thought the Building Inspector was supposed to notify the Planning Board of his decision when he disagrees with the board. Mr. Burke told the board he would go to SRPEDD to find examples of other town's drainage regulations. He also told the board that in order to be eligible for federal funding, there are four older streets in town which will probably be on the warrant for acceptance at Town Meeting. 4. Public Hearing - George Fram Estates The clerk read new correspondence and department head comments. Planner McShane arrived at this point, 8:00 P.M. Paul Folkman, the applicant, explained the plan for a 19 -lot cluster development, previously approved as a traditional subdivision. The lots had been moved to one side of the power easement. He explained the Montaup Electric Company is alright with the drainage issues, though there will be no homeowner's association, and the drainage will be owned and maintained by the town. Mr. Folkman discussed the changes based on department head comments, the proposed single sidewalk, a reduced pavement width, and the plans not to use the Nardone land as a second access point. Mr. Folkman said he did not want to call the lots non - buildable because they will probably be deeded to the neighbors, and parcels A and B will be discussed after the entrance is completed, and possibly be deeded to the abutters. He plans to deed the open space to the town. Mr. Folkman explained his construction schedule, including road construction during the late summer, then house construction with the road at binder by the end of the construction season. He will continue with the homes next year, with completion in 1998; the homes will likely be colonials and capes and sell in the $175,000- $225,000 range. The waivers were identified on the cover sheet, driveway cuts added, catch basins at the roadway entrance relocated, handicapped ramps added at the cul -de- sac, the street sign shown, oil/water separators added, subdivision control notes added, Board of Health block added, landscaping details added, and the grading easement on Lot 7 modified. Mr. Folkman did not think a guard rail is needed. On Lots 10 -19, the board had asked for a Conservation Restriction; Mr. Folkman proposed a 25 foot no build, no cut zone. Ralph Maloon, RIM Engineering, said it would be hard to hold to 25 feet on Lot 19 because of a hill and suggested the first 60 feet in from the road would be needed for grading. Mr. Maloon showed the board the plan for 19 buildable lots, 1,200 feet of roadway, and said parcels a and b would not be needed by the developer after construction. The road has three islands, and trees will be saved if possible. Regarding drainage, Mr. Maloon said the largest area sheds to the wetland which is partially in the subdivision, partially in the easement, then to the river. He ( explained there would be less flow southerly post- development, and a grass Swale with a break in the bank will be installed so the water flows at a 90- degree angle. As the water comes down, it will go into a pre- treatment marsh, which will remove the first flush of pollutants. Mr. Folkman explained he had used pre- treatment marshes at Beaumont's Pond in Foxboro, but the difference is that Foxboro has outlets. Mr. Maloon explained the easement contains 18 inch metal culverts; they plan to change those to 15 inch, put headwalls at either end, and rip rap along the ditch. In the three acre wetland, the water level will be increased by 11/2 inches, but the flow under the culvert will be reduced, which is acceptable to Montaup Electric. Regarding the open space, Mr. Maloon said they wanted to reserve the right to do the work as shown on the plan, and there is no final Conservation Commission Order of Conditions, but the work is shown on the plans that went to Con Com. Mr. Maloon said they plan to excavate the pre- treatment marshes early during construction to six inches below ground water, for which they have a Conservation Commission permit. They plan to move the wetland soil to the other wetland, then if it doesn't grow, they will do a planting schedule rather than introducing something that might not grow. Mike Hinchey, Hinchey Landscaping, showed the board a landscaping proposal to reduce impact to the site as much as possible. He had worked in street trees at 50 foot intervals, especially through the grading areas. Vegetation will be left between the lots and along the curbing with plantings at the entrance. Mr. Hinchey said if adequate trees cannot be saved curbside, they would add street trees as construction occurs. He plans to use indigenous plantings and hardy varieties which will not require much care. He suggested a large, flat boulder at the entrance with the subdivision name and plantings, and similar, smaller boulders at each lot for the house numbers, and lampposts to maintain continuity. Mr. Maloon explained the seven waiver requests: Section 4.1.2.3, 150 feet between reverse curves; Section 4.1.3.11, 40 foot right -of -way; Section 4.8, street trees as shown on landscaping plan instead of every 50 feet; Section 5.2.2, 20 foot pavement; Section 5.5.1, cape cod berm; Section 5.4.2, sidewalk on one side. Public Comment Chairman French read the cluster regulations from the zoning by -law. Karl Clemmey, 390 West Street, asked if the proposal was in the wetland or flood plain protection district. Mr. Maloon explained the Little Canoe River runs through the open space, but there is no flood plain in the area of construction. Mr Clemmey said he did not understand how the open space area was arrived at. Chairman French asked the applicant to clear up the percentage of open space. Doug Young, 514 Bird Road, said this project had been compared to Bay Brook Farm, and he didn't see how it would be similar. He said the open space is separated from the houses by the power lines, is littered with glass and trash, and did not see how it adds value to the property. Mr. Young said the definition of open space includes conservation uses, which he said this seems to be, as it really wouldn't be of use to the residents. Therefore, he said it doesn't live up to the intent of the cluster regulation. He said he was afraid of negative impact to the abutters by reduced property values with small lots and no use of the open space. He said he did not think the houses would sell for what Mr. Folkman had said they would. He asked if the 19 lots were still legal. Mr. Folkman explained they took the originally approved 19 lots, and by adjusting seven or eight lot lines, made the 19 lots comply with today's regulations. Mr. Maloon added the subdivision was approved under the 30,000 square foot lot requirement, but most of the lots were over 40,000 to begin with. Mr. Folkman said any land not needed for the development would be lumped together on one open space deed. Pat Moore, 518 Bird Road, asked what the buffer would be. Mr Maloon explained the houses could go anywhere within the zoning envelope, and they propose a 25 foot no build, no cut zone. Mr. Moore suggested the board consider adding that as a condition of the special permit. Mr. Maloon said he had sketched in the existing houses, and most are at least 100 feet from the property line. Mr. Moore asked about the water main on parcel b, saying he was concerned about the abutters being able to get to their houses during construction. Mr. Zola said the water main would take one to two days and would be passable during construction. He said Peter DeGirolamo would do the work and meet with the abutters to let them know what will happen. Mr. Moore asked what would happen to parcel b after construction. Mr. Maloon explained there would be an easement to the town down the center for the water line. Chairman French said if there were a leak to be repaired, the town would have to tear up at least one section. Mr. Moore said he has easement rights for his driveway, and in the original subdivision plan, he had a deal for a driveway and landscaping, and was concerned about access to his house. Board Comment Planner McShane asked about the usability of the open space. Mr. Folkman explained it is part of the green belt preservation around the river, so it complies with the conservation aspect of the open space regulations. He said they are not trying to comply with the other criteria, and they don't plan to make it usable for ( recreation, though it is accessible. Planner McShane asked if any thought had been given to landscaping the open space, such as a walkway and entrance. Mr. Hinchey responded they had not dealt with the area as an active recreation area. Planner McShane mentioned during preliminary discussions, they had talked about access to the open space. Mr. Folkman asked the board for some guidance, and said they would do a walkway to the entrance of the area, but had no plans to open up the open space. Planner McShane said he wanted people to know there is access to public land. Mr. Maloon noted there is an existing trail and a nice view of the river in the fall. Planner McShane asked about plans for the third island. Mr. Hinchey said they may lose one tree, but everything will be natural and either undisturbed or replanted if disturbed. He said if the roadway is 20 feet wide, there will be more room for landscaping. Planner McShane asked why the applicants didn't plan to use a sidewalk all the way around. Mr. Folkman said two sidewalks would be urban - looking, and the savings from sidewalk on one side would be put back into the lots. Mr. Maloon noted there would be an eight to 10 foot grass plot between the road and the lots. Planner McShane asked why the they wanted to use cape cod berm. Mr. Folkman explained it was for appearance and gives a different feel than sloped edging. Planner McShane asked whether the 25 foot no -cut zone would be used on Lot 19. Mr. Folkman said that lot contains a large hill, and when the road is brought down and the lot graded, there probably will not be room for the 25 foot no cut zone. He suggested landscaping after the lot is graded. Planner Flynn asked about the pre- treatment marshes in Foxboro. Mr. Folkman explained Bay Colony Engineering did them two to three years ago. Planner Flynn said she would like to see more landscaping. Mr. Folkman suggested including boulders and plantings at the entrance and at each lot, as well as in the islands and at the entrance way. Planner Flynn liked the idea of using indigenous plans and asked about an Environmental Impact Study. Mr. Burke explained one had been done for the original submission, and this application is for the same density and the road is shorter. Planner Flynn said she would like the open space to be deeded to the Conservation Commission. Mr. Folkman said he would deed it to whoever the Planning Board chose. Mr. Burke told the board he had faxed the draft deed to town counsel, and as he understood it, if the open space is deeded to the town, it has to go to Town Meeting, but if it is deeded to the Conservation Commission, they can just take it. Planner Flynn was concerned about using the existing trees, mentioning in other developments, the existing trees were used and then fell down. Mr. Hinchey explained that would be a judgment call depending on the changes in grade and how close the construction activity got to the trees. Planner Flynn liked the landscaping plan and the efforts being made to save natural vegetation. She said she had visited the site and the open space looked great, would be a good addition to the development, and would protect the drinking water in the water protection zone. She said she would like the entrance to the open space to be inviting, but not overdone. Planner Bonda asked about drainage during the 100 -year storm. Mr. Maloon said during the 100 -year event, the outflow from the culvert would be reduced from 12.8 csf to 9.7 csf. He calculated the flow to the wetland, which acts as a detention area, and explained that presently, the 100 -year event at peak flow is 40 csf into the wetland, 12.8 csf out. Post - development flow will be 53 csf in, 9.7 out, for a reduction of 25 percent. During the 10 -year event, flow is currently 20 csf in, 7.8 out; post- development, flow will be 26 csf in, 7.4 out. Planner Bonda said she would like to entrance to the open space to be inviting, and asked about a homeowner's association. Mr. Folkman said he did not see the need for an association, because all of the open space and the road will go to the town, and parcels a and b to the abutters. Clerk Sullivan asked if the drainage calculations had been submitted to the Conservation Commission, and noted there will be more water post- development than pre. Mr. Maloon said the calculations had been submitted, and he recognized the water as a potential problem. Clerk Sullivan asked the date of the test holes be added to the plan. Clerk Sullivan asked if the bottom of the pre- treatment marshes. Mr. Maloon said they are just about at groundwater. Clerk Sullivan said during a dry period, the first flush will go into the depression, and asked as the water comes off Bird Road, would all the drainage go to the two catch basins in Bird Road? Mr. Maloon said the basins will be placed on the edge of Bird Road. Clerk Sullivan was concerned the drainage will go onto Bird Road before it gets picked up, and suggested a second set of basins mid -way up the street. Mr. Maloon said he could add them at the drain manhole and the oil/water separator. Clerk Sullivan asked what size the oil /water separators had been sized to and about he detention time. Mr. Maloon explained they were sized to hold 2,000 gallons in the 25 -year storm and detention time is approximately 16 minutes. Clerk Sullivan asked about the maximum height of the stone walls. Mr. Maloon said he did not want to make them higher than three feet, and definitely no higher than four feet. Clerk Sullivan noted the manhole dimensions are not shown on the plan and asked who would be responsible for maintaining the easement. Mr. Folkman said Montaup Electric cuts the trees, but did not know who is responsible for the items dumped in the easement. He said he would find out. planner O roadway s Mr. Ma oon a d the turn ngrad us iisequivalent to could hat has been build for years in the 120 foot cut-de -sacs. Planner Dolan asked if the islands would be mulched and completed. Mr. Hinchey responded they would be. Planner Dolan told Mr. Folkman he had no problem with one sidewalk, but did have a problem with the cape cod berm. Mr. Folkman explained he plans to use monolithic cape cod berm, laid as the road is laid, rather than having it overlaid. Planner Dolan said the abutters are concemed about the trash in the easement. Mr. Folkman told him he would look into the specifics of who maintains that area. Planner Dolan said he the islands should be finished off .a Mr. tBurke asked straight road, but emphasized what would happen if the traffic pattern around the islands were made one-way, ct traffic. Mr. Folkman and Mr. Maloon said suggesting the use of signage to dire they liked that idea. Mr. Burke said he liked granite curbing, but it is very urban, and monolithic cape would rather see one cod berm is better than laid on cape cod. He said he more comfortable sidewalk and a reduction of the paved surf ce, adding plans He said he thought with this plan than the originally approved ( the purpose of the open space was to protect the wetlands and river. last island. Chairman French he bed if a fire t Chairman French asked him to demonstrate e hat. be able to get around Mr. Maloon Mr. Burke suggested checking with the Fire Chief and Police Department. Chairman French asked if it would be possible to make the middle islandwidder. Mr. Maloon was concerned that would cut into Lot 8, and Mr. Zola sugg making the island wider on the other side, adjacent to Lots 17 and 18. Chairman French asked if any streets in other cluster developments had been accepted. Mr. Burke said one street in the Mill Farm development had ot - accepted, and that development has no homeowner's association; a private, for - profit takes care of the open space. ith the Town Pla'nare.1Mr. Maloon aid he had, butrecekved no final commengineer about the d g Clerk Sullivan suggested at least small signs for the entrance to the open space. Planner Dolan suggested a boulder or something similar to go with the rest of the development. Mr. DeGirolamo told the board he had worked with monolithic cape cod berm; it is durable and has a "country look." oon ( Chairman French asked e if the roadbisstaked•The oaord do a site decided t walk- do a site walk on said the centerline o Saturday, June 29, 1996 at 8:30 A.M. Chairman French asked if the wetland /floodplain protection district is shown on the plan. Mr. Maloon said list not, but he would add it. Mr. Burke said he would send the applicant a punch Leonard Flynn, ncept is exactly as the 102 Jewell Street, said he thought the co fifer Committee has voted to make the acquisition of green belt cluster regulations intended. The site abuts conservation land in Foxboro, and the Canoe River Aqu support of the concept. land important, so he is in Motion: To continue the public hearing until July 17, 1996 at 7:45 P.M. (Dolan- Flynn) All in favor. PASSES 7. Adjournment All in favor. PASSES Date of next meet ng t July 10, ,1 7 996 at 30 n1• Signature of Cl' l Date of Approval