BOLTON PLANNING BOARD
Minutes of Meeting
November 10, 2004 at 7:30 P.M.
Present: Lawrence Delaney, Mark Guinta, Russell Karlstad, Frank Lazgin, Douglas Storey, Stephen Garner (Associate Member), Nat Tipton (Town Planner)
1. Northwoods Tri-Party Agreement (Chuck Black, Brian Donelle, Red Donelle, Larry Ducharme)
The length of the tri-party agreement will be for three years. Mr. Ducharme stated that many of the conditions in the original Certificate of Approval have been met, including the deed restrictions prohibiting both division of existing lots and new access to properties listed on the plan dated December 4, 2003. On motion of Russ Karlstad (seconded by Mark Guinta) the Planning Board voted unanimously to approve and sign the tri-party agreement. A copy of the agreement will be given to the Building Inspector.
2. Prepare Comments on Pondside Application
The Board agreed to submit the following comments to the Board of Appeals.
Density
The number of units proposed for the project (66) appears to be solely based on the maximum septic capacity of the system. The proposed density is too high, and creates several problems in the design of the site including inadequate parking and buffer zones to neighboring properties. The Board will recommend reducing the amount of units on the property to 48 to 52 units.
Roadways
The slope of the driveway should be reduced to 8% (per Subdivision Regulation 5224a), as there is concern about ice buildup with a northwest facing slope. A traffic study should evaluate whether turn lanes or a traffic light is necessary along Route 117. The proposed roadway is too close to neighboring properties and should be pulled back (50 feet) from property lines. The roadway is too wide around the loop and should be reduced, and traffic should only be allowed to travel one-way.
Parking
The proposed layout does not provide enough supplemental parking. The layout should include .5 spaces per unit for supplemental parking and should be distributed across the entire site.
3. Road Acceptance and Planning Board Special Town Meeting Issues
Delaney offered to speak at the Special Town Meeting on November 15 for the Planning Board to introduce the road acceptance articles (Danforth Lane, Mt. Wachusett Lane, and Quail Run) and the zoning amendments.
4. Harvard Road Backland Lot and Common Driveway Decisions
Tipton distributed and explained draft decisions for backland lot and common driveway decision for land behind and around 308 Harvard Road (applicant: Bob Moss). Storey asked that language be inserted that prohibits 1) further division of existing lots or creation of new lots, and 2) lots and roadways on the property cannot not be used to provide access to other properties. Tipton explained there is $3,800 worth of back taxes owed to the Town by the previous owner that should be paid on the property before the approvals are given; Tipton will alert Bob Moss of this issue. The backland lot approval should also include demarcations of the open space by concrete bounds, and should state the proposal is preferable to the previous FOSPRD plan because it provides greater acreage of open space.
Other Business
Previous Meeting Minutes
Minutes from 10/13/04 and 10/27/04 were reviewed and approved with changes.
Letters for Bond Releases
The Board reviewed letters authorizing the release of bond monies being held for the following:
Danforth Lane Commons Development $13,082.97
Green Rd. Common driveways Evergreen Homes $5,000.00
Rocky Dundee Common Driveway Rock Ridge Construction $7,500.00
Mt. Wachusett Lane Finnegan Acres Realty Trust $78,385
Berlin Road Common driveway Kendall Homes $8,000.00
Tipton will verify the amount held for Commons Development. The other four letters will be sent.
Subdivision Rules and Regulations
Hearings will need to be scheduled to approve the rate changes approved by the Planning Board in June. The Board agreed to alter the subdivision regulations where fees are listed to reference a fee schedule. Tipton will schedule a hearing in January.
174 Hudson Road Driveway
Tipton explained that Frank Krysa mentioned the driveway at 174 Hudson Road is showing problems with erosion. Mr. Guinta indicated there is a bond that the Planning Board being held on the driveway.
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