Chairman: Richard Baker
Members Present: Bill Manter, Laurie Levy, Julia Hucknall, Kim Ames (8:32 p.m. arrival)
Members Absent: None
Recorder: Melanie Rich
The meeting was called to order at 7:30 p.m.
Mr. Manter made a motion to approve the April 4, 2011 Meeting Minutes and April 27, 2011 Special Meeting Minutes as amended; Ms. Levy seconded the motion. All in favor; none opposed; motion approved.
James Venincasa (Compass Pointe) – ANR Plan – John Grenier (J.M. Grenier Associates) was present representing Sheryl Welch (the homeowner). He explained to the Board that, due to last-minute changes requested by the attorney, he is submitting a paper plan only with the Mylar to be submitted if the plan is approved. The homeowner proposes to divide her lot, shown on a 1985 plan, into lot A and parcel B, the latter to be combined with land owned by Signature Homes to create a new building lot, Lot 57. The submitted plan shows lot A having no frontage on Sewall Street but an easement through Lot 57 giving lot A access from the unbuilt subdivision street. It is not known how the frontage to lot A was lost. Mr. Baker said the issue is frontage, not access and that relief
should come from the Zoning Board, not the Planning Board. He also stated that if the lot lacks frontage, it does not qualify for ANR status. The Board has 21 days to act upon the application presented. Mr. Baker suggested contacting Town Counsel for advice. Several options of action were discussed in an attempt to work with the homeowner, whose loan application is being delayed due to the frontage issue. Mr. Manter suggested that the applicant be allowed to withdraw the plan without prejudice to allow fact finding by all parties. The applicant agreed to do so. Mr. Manter then made a motion that the Board meet in one week for the purpose of acting on the plan should the applicant decide to resubmit it; Ms. Levy second the motion. All in favor; none opposed; motion carries. The meeting will be scheduled for May 16th at 7:00 p.m.
Stiles Crossing Town Meeting Review – The Board discussed possible actions to be taken by as a result of developments that took place at Town Meeting. Mr. Manter urged the Homeowner’s Association to keep moving forward with the checklist. With regard to the Conservation Commission issue, Ralph Viscomi said the Conservation Commission would sign a certificate of compliance if the soil is stable. The Planning Board will approve street acceptance after satisfactory inspections by Graves Engineering and Don Parker. Mr. Viscomi spoke with Mr. Venincasa who was to contact him with a start date for lot stabilization but has not yet done so. Mr. Viscomi will keep the Board informed.
Tim Hess (DSA) – Informational Discussion regarding proposed Linden Street Project (Wildlife Sanctuary) – Mr. Timothy Hess was in attendance seeking guidance from the Board regarding permitting for his project. His client is proposing to create a wildlife sanctuary on Linden Street (former Jamesons Ridge property). They want to make it as green and sustainable as possible and are in the early stages of plan development. He spoke with Tony Zahariadis (Building Inspector) who suggested he check with the ZBA because there will be two primary-use buildings on the property (educational and residential), which may require a special permit. Mr. Filsinger felt this was more of a Planning Board rather than ZBA issue. Mr. Baker asked about the size of the buildings. Mr.
Hess said the house, including the garage would be 3,000 sq. ft., with the nature center being 3,050 sq. ft. The observation tower would be approximately 35’. Mr. Baker said that a "non-profit educational use" was allowed by right, but "other public or private outdoor recreation activity" would require a special permit from the ZBA. He also advised Mr. Hess that traffic will always be an issue. Mr. Hess is prepared to file and needs to know what to file and who to file with. Mr. Baker said that he will discuss the matter with the Building Inspector.
Planning Board Vacancy – Mr. Baker asked about the status of Jeff Brodsky and his intent to become a member. Mr. Manter is not sure of Brodsky's level of interest in becoming a full member of the Board but will follow-up and inform him that the Board would also welcome an associate member.
Ralph Viscomi sent a letter to Mr. Baker indicating his interest in filling the vacancy that will exist when Julia Hucknall's term expires. The process is for the Board to hold a joint meeting with the Selectmen and Mr. Viscomi and move that Mr. Viscomi be appointed to fill the vacancy. Upon affirmative vote, the vacancy will be filled for one year. The process is the same for associate members. Mr. Viscomi was asked why he would like to serve on the board. He responded by saying that he has a very strong interest in the town, has an interest in architecture, and is very interested in serving on the Board. Mr. Manter made a motion to meet with the Selectmen and Mr. Viscomi to discuss appointing him a member of the Planning Board; Ms. Hucknall seconded the motion. All in favor;
none opposed; motion carries. Mr. Baker will contact the Selectmen for a time on their agenda. Mr. Baker also thanked Julia Hucknall for her service on the Board.
Fee Schedule for Special Permit/Site Plan Applications – Discussion tabled until the June meeting.
Subdivision Rules – Mr. Baker explained that changes were made by both the Board and the Town's consultant. Stormwater regulation will be taken out of the subdivision rules and become the authority of the Conservation Commission. Collector streets and local streets need to be better defined. Currently the minimum width of pavement for both is 28’. Low impact development practices suggest widths as narrow as 18’ in some circumstances. There is no suggestion to decrease the 50’ right-of-way. The use of cape cod berms was discussed. Mr. Manter suggested keeping the width at 28’ and waiving it on a case-by-case basis. Mr. Baker reminded members that under subdivision law, if the developer meets the rules, the subdivision must be approved, and the
Board is under no obligation to grant waivers. His concern is that a developer may choose not to ask for a waiver of the 28' street width even if the Board were inclined to grant it. Steepness of slopes was discussed. Mr. Baker will contact the CMRPC and request examples of current subdivision rules from other towns and CMRPC planning recommendations regarding street widths. The members were asked to review the edited version and bring back suggestions for the next meeting.
The meeting was adjourned at 9:30 p.m.
Meeting Materials:
1. May 3, 2011 Letter from Ralph Viscomi regard Planning Board Vacancy.
2. Draft Subdivision Rules & Regulations (on file).
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