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HomeMy WebLinkAboutplanningbrdmin02092011 Mr. Penney said the Conservation Commission would likely prefer the single driveway because it would avoid two wetland crossings. He said the lots have sufficient frontage and area, but the upland area is at the rear of the lot. Motion: To send the ZBA a positive recommendation because the proposal will mitigate wetland issues (Penney-Collins) Mr. Jodice said he is concerned about this setting a precedent. Mr. Burke said the Planning Board is only making a recommendation to the ZBA. He said he doesn't think this would set a precedent because each situation is unique. Five in favor. Two opposed. PASSES 3. Meeting Notices: Attleboro, Easton, Norton I 3. Form A (ANR) Plans 116 Union Street Mr. Burke said a frontage and area variance has been granted on this land. The two lots have adequate frontage and area on a public way and he recommended the plan be endorsed. The variance was granted for a sideyard setback issue. Motion: To endorse the Form A (McClanahan-Jodice) All in favor. PASSES 151 Steams Avenue Mr. Burke explained the plan shows three lots; Lot 1 is conforming, Lot 2 contains the existing home and Lot 3 received a variance for lot width, depth and frontage. He suggested that based on the grant of the variance, the plan warrants endorsement. Motion: To endorse the Form A (Jodice-Cleary) Four in favor. Three abstentions. PASSES Planning Board 2/1 0/2011 - I 4. Preliminary Subdivision Review - Dolan Estates - 4 Lots off Ware Street Ralph Maloon, RIM Engineering, explained the preliminary plan has 23 acres off Ware Street with eight acres of upland in the center of the site. The wetland flows through the proposed entrance. The conventional subdivision plan shows 600 feet of roadway and four conforming lots; Mr. Maloon said he does not intend to build that plan, but submitted it to show the conventional could be built. Mr. Maloon said the plan would have approximately 10,000 square feet of wetland filling. Mr. Feck said his objective is to minimize the wetland impact, and he has met with MEP A and the Army Corps of Engineers, who want the wetland filling under 5,000 square feet. Mr. Maloon explained the plan for a cluster subdivision with four lots. He said at the last meeting, the width of the roadway had not determined, but the board discussed 20 feet, cape cod berm and a sidewalk. He said because of the environmental issues with that design, they are now proposing a residential compound, which would be an 18-foot wide private way with 2,700 square feet of wetland filling. Mr. Feck said at the last meeting, the board wasn't comfortable with an 18-foot wide roadway being a public way. Mr. Feck said he would have to use every zoning tool available to minimize the wetland impact. He said he isn't a big fan of the residential compound, but it would result in the lowest wetland impact. Mr. Jodice asked ifthere are other residential compounds with cul-de-sacs like the one proposed. Mr. Burke said there are a number of compounds like that. Mr. Penney asked if the residential compound would be maintained by the town or the homeowner's association. Mr. Feck said it would be a private way, which would be the responsibility of the homeowners' association. Mr. Feck said with a narrower roadway, he would be able to leave a lot of the existing natural vegetation to buffer the abutters. Mr. Penney asked the minimum radius on a conventional cul-de-sac; Mr. Maloon said it is 37 feet for the tower truck, but the Fire Department wants 40 feet. The plan shows the cul-de-sac as 44 feet. Mr. Maloon said the fire truck would be able to make the entrance in either direction; the pavement radius is 45 feet on both sides of the entrance driveway. Mr. French asked about the abutter's driveway; Mr. Feck said part of that driveway is on the radius. Mr. Burke asked ifMr. Feck has spoken to the abutter. Mr. Feck said he has; Mr. Maloon said that abutter has attended the Conservation Commission meetings. Mr. Jodice asked if this meets the open space requirements; Mr. Maloon said he thinks it does, but said he would recheck the figures and put them on a table. He added the land abuts land owned by the Natural Resources Trust. Mr. Maloon said he would add a summary of the open space for each lot to the definitive plan. Mr. Maloon asked if the board would consider an 18-foot roadway. Mr. Burke said there are several 18-20 foot roadways in town. He suggested a 20-foot roadway with two-foot grass strips, rather than 18 feet with three-foot grass strips. Mr. Feck said he wouldn't Planning Board 2 2/17/2011 - have a problem with that, but thought the 18-foot roadway with three-foot grass strips would be better for pedestrians and for plowing. Mr. French asked the width of Mary Dee Lane; Mr. Burke said that is 18-feet wide and over 1,000 feet long. Ms. Collins noted Mary Dee is laid out as a traditional roadway with driveways off of it, while this would be more like a driveway with four long driveways off the cul-de-sac. Mr. Burke said he thinks an 18-foot roadway would work for the residents, but large delivery vehicles might have an issue. Mr. Burke asked if it makes sense to have a wider grass strip on one side than the other. Mr. Feck said he would be concerned about leaving a very narrow grass strip on one side. Mr. Burke asked how much of the road will be at or near existing grade. Mr. Maloon said the road would be raised about two feet. Mr. French asked about drainage. Mr. Maloon said he plans to use grass swales with water quality swales at each house's driveway. He said the water would shed off the roadway. Mr. French asked what would happen with large snow banks along the side of the roadway. Mr. Maloon said the definitive plans will include specifics on the drainage; he said he couldn't do those calculations without knowing the roadway width. Mr. Maloon said the proposed roadway is about 400 feet. Mr. Feck said there will be streetlights installed, to be maintained by the association. Mr. French said the board should decide if it supports the residential compound, the width of the road and whether there should be a sidewalk. Mr. MacDonald asked if the cul-de-sac could be smaller; Mr. Feck said he didn't think the Fire Department would approve it any smaller. Mr. Maloon said with the cul-de-sac as proposed, each lot will have 50 feet of frontage. Mr. Feck said they will have to go back to the Conservation Commission with a final plan. He said the board allows residential compounds without sidewalks because the road is really a private driveway. Mr. Jodice said he is concerned about not building a sidewalk for the safety of pedestrians in favor of protecting a wetland. Mr. Maloon said there are only four houses, so there will not be a lot of vehicular or pedestrian traffic. Mr. Burke suggested the board not commit to any waivers, but simply discuss them to give the developer some direction. Arthur O'Neill, 269 Ware Street, said he has concerns about water and drainage. He said this is a wet area during most of the year, and more houses will add to the existing problems. He said during the heavy rains in spring 2010, the Ware Street culvert was nearly overwhelmed. He said he has issues with the narrow width of the roadway and with the houses being heated by propane. He said he doesn't think any new road should be built without a sidewalk. Planning Board 3 2/1 0/20 11 - Mr. French said the developer will have to make the drainage work on the definitive plan, and will have to satisfy both the Planning Board and Conservation Commission. Mr. French asked the direction of the board with regard to the residential compound, the roadway width and the sidewalk issues. Mr. Jodice asked if the traditional subdivision could be constructed because of the conservation issues. Mr. Feck said it could be built, but it would be very difficult because of the wetland issues. Mr. Jodice said the traditional subdivision with a wider roadway and sidewalks would be safer, but the compound, with a narrower, private roadway and no sidewalks, would have less burden on the town. Mr. French asked Mr. Burke if he thinks the traditional subdivision plan establishes the density for this land. Mr. Burke said he thinks it does. Mr. Jodice said he likes the residential compound idea, but wants the board to have some say in the width and sidewalk issues. Mr. Burke said that would happen during the public hearing process. Consensus of the board was that the residential compound is the preferred option, and the width and sidewalk issues will be determined during the public hearing. Motion: The consensus of the Planning Board is that the residential compound plan is the preferred option (Cleary-MacDonald) All in favor. P ASSSES I 5. Site Plan Review.- 457 School Street - Acorn Manufacturing James Pavlik, Outback Engineering; Eric DeLong, President, Acorn Manufacturing Mr. DeLong said they would like to construct a 7,500 square foot metal building behind the existing building. The new building will be used to store the equipment they recently bought from Tremont Nail, the last producer of square-cut nails in the United States. Mr. Pavlik explained they have met with the Conservation Commission and showed the Planning Board the wetland line. The site is about five acres with the exisitng building in the center and a gravel parking lot around it. The new building will be located behind the existing building, will be about 65 feet from the wetland and will meet all other zoning setback and open space requirements. They are not seeking any waivers. Their next meeting with the Conservation Commission is on February 14. Department Head Comments The clerk read memos from the Engineering, Electric and Health Departments. Mr. Pavlik said they have addressed all department head comments. Mr. Burke said there is enough room for emergency equipment to access the building, and there will be no new paved area added. Planning Board 4 2/1 0/20 II .... - . Mr. DeLong said they have confirmed with MMED they will have enough power without adding a new service. Board Comment Mr. MacDonald asked about additional traffic; Mr. DeLong said it would be minimal. He said there is no retail component to the business. Mr. Burke said the department head comments have been addressed and suggested sending the Building Inspector a positive recommendation. Motion: To send the Building Inspector a positive recommendation (McClanahan-Jodice) All in favor. PASSES I 6. Conceptual Discussion with Ralph Maloon - Land on Elm Street Mr. Maloon showed the board a preliminary plan for a 17-lot conventional subdivision. He explained the land, owned by Mr. Walsh, abuts Camden Lane. He said the two landowners are considering joining this land with Camden Lane and continuing the road another 650 feet beyond the existing cul-de-sac. Mr. Maloon said this plan excludes the two lots on Camden Lane that are currently being constructed. Mr. Maloon also showed the board a cluster subdivision with a 650-foot long road, 17 lots and open space. The cluster plan does not involve Camden Lane. Mr. Feck said it is two to four feet to groundwater, so the site may need some fill. Mr. Burke said the northern part of the site, also owned by Mr. Walsh, has been restored. Mr. Burke said he does not like the layout of this plan. He said he appreciates the open space going back toward the wells, but said the lots are narrow and deep, and the street is very straight. Mr. Feck said he could put some curves in the roadway. Mr. Maloon said he would like to keep the open space between the lots and the well. Mr. French said the lots are 100 feet wide, and asked how a house would fit. Mr. F eck said he is planning 36'x24' colonials with two-car garages. Mr. Burke noted that would leave 20-foot sideyard setbacks. Mr. Feck said the lot size is in line with other clusters. The board discussed the benefits of a cluster, which would have less roadway and provide a buffer from the wetlands and the well area. Mr. Feck noted the open space abuts town-owned open space. Mr. French noted the Walsh Well site is very shallow. Ms. Collins said she would like to see the looped roadway rather than the cul-de-sac. Mr. Penney said he is not a proponent of cluster developments. Mr. French said if it is done well, a cluster can create a nice neighborhood. Mr. Feck said he would rather not connect the roadway because buyers don't like a through-way as much as a cul-de-sac because of traffic and privacy issues. Planning Board 5 2/10/2011 . . Mr. Burke said the water main will have to be looped, regardless of which plan is built. Mr. Jodice said he likes the cluster with two cul-de-sacs. Mr. Maloon explained on that plan, Camden Lane would not change. Mr. Jodice said his idea to build smaller houses would fit well in this neighborhood, which has older single-family homes and duplexes. The board discussed the merits of increasing the size of the cul-de-sac island. Mr. Maloon said despite the high groundwater, the site has excellent material. I 3. Form A (ANR) Plans continued 109 Chauncy Street Mr. Burke explained this site has been granted a variance for the creation of two lots and said it warrants endorsement. Motion: To endorse the Form A (McClanahan-Collins) All in favor. PASSES I 7. Around the Table Mr. Burke reminded the board about the next meeting, February 16. Mr. MacDonald said the Capital Improvements Committee has met with all the departments except Schools, which is scheduled for February 17. The committee will then begin discussions about priorities and funding. Mr. Cleary asked about Town Meeting articles. Mr. Burke said he would send the board several amendments based on Town Counsel's review of the Zoning By-Law. The board discussed density and use issues in the Copeland/Chauncy corridor. Mr. Burke said it is an issue worth talking about, but suggested there should be a plan for the whole area. Ms. Collins said pedestrian safety has to be a major consideration in any discussion. Mr. Burke said SRPEDD has produced a draft downtown traffic report and the board may see the final version in the spring. Mr. French suggested getting together with some downtown business people to discuss the report and some options. Mr. Jodice suggested adding design guidelines to the Zoning By-Law for the construction of private roads. I 8. Adjournment Motion: To adjourn at 10: 15 p.m. (Penney- ) All in favor. PASSES Next meeting: February 16,2011 at 7:30 p.m. 3rJ{ hi ~~t Signature of C[erk :z - \ G -,,{ 0 ( \ Date of Approval Planning Board 6 2/1 0/2011 -