Start of Meeting
The meeting opened at 7pm in the 2nd floor meeting room of the Town Offices with members Carrara, O’Connell, Fletcher, Kullgren and Halper in attendance. Alternate member Pennoyer was also in attendance. The board designated alternate member Pennoyer to act in the vacant member’s place.
Meeting Minutes from the March 13th Meeting
Minutes were read and accepted with the following changes:
1. Under “Prior to the Meeting”, “Steward” changed to “Stewart”.
2. Under “Public Hearing on Grophear Site Plan Review”, add “No clients will be visiting the site.”
Meeting Minutes from the March 25th Site Walk
Minutes were read and accepted with no changes.
Election of Officers
Election of new officers began at 7:05pm. Member Halper made a motion to nominate member Carrara for Chairman. The motion was seconded and the vote to approve was unanimous. Member Fletcher made a motion to nominate member Halper for Vice Chairman. The motion was seconded and the vote to approve was unanimous. Member Halper made a motion to nominate member O’Connell for Secretary and Corresponding Secretary. The motion was seconded and the vote to approve was unanimous. Elections ended at 7:15pm.
Business Before the Board
1. Peter Hopkins (Building Inspector) gave an update on building permit requests. He denied a request for a building permit on Driscoll Road because it is a class 6 road, and permits are not issued for construction on class 6 roads. A lengthy discussion followed regarding what Mr. Hopkins could suggest to the requestor. It was suggested that the requestor could appeal to the zoning board of adjustments.
2. Attorney Teague was present to discuss issues regarding roads. He suggested that the planning board should clarify the issue regarding class 6 roads. This is a general town-wide problem. He suggested that the planning board should come up with a rational and comprehensive approach to this problem. The Planning Board and Board of Selectmen should review the master plan and decide which class 6 roads would be suitable/ feasible for allowing building/ future development (Statute 674:41, page 366). It was also suggested that the Board get input from the highway and fire departments. The feasibility of assessing impact fees was
also discussed. A suggestion was made that an exaction for off site improvement (Statute 674:21 J, page 323) may be a better option in lieu of impact fees.
Preliminary Conceptual Consultations
Chairman Carrara started the PCC at 8:03pm for Plough Share Farm, Donat Bay for the property located on Whitney Road. The board discussed the proposed new construction and the issues with building location, setbacks, and the possibility of needing a variance. The proposed building is 40’ from the turnaround. This is not in compliance with the required 50’ rule. Discussion focused around whether the turnaround could be moved, if granting an easement would resolve the issue, and if Mr. Bay should go before the zoning board. It was recommended that Mr. Bay speak with the highway department, and move forward with filing for a technical subdivision (for the lot line adjustment) and site plan review. It was also mentioned that the construction of a community center may change the
current use of the property. PCC ended at 8:38pm.
Chairman Carrara started the PCC at 8:38pm for Mr. O’Hara and Mr. Mangini for the proposed minor subdivision on Coach Road. Mr. Mangini is proposing to subdivide Lot R927-4 into a 5 lot open concept. There would be a 500’ shared driveway. The following lots and sizes would be created: Lot 1- 1.92 acres, Lot 2- 2.21 acres, Lot 3- 1.8 acres, Lot 4- 2.02 acres, and Lot 5- 10 acres. This would leave a remainder of 14.5 acres for open space. Of the total 33.23 acres, 7.2 acres are wetlands. This is the first open space proposal that the board has been presented with. The board felt that the zoning ordinance was based on more dwellings with open space. They suggested the Mr. O’Hara and Mr. Mangini prepare a baseline and bring it back before the board in another
PCC. Presenting a baseline, the board could see what could be done conceptually within the conventional guidelines. PCC ended at 9:05pm.
Continuation of deliberation on the proposed Pratt Family Home minor subdivision- New Boston Road & Blanchard Hill Road
Deliberation started at 9:07pm. The board reviewed the deficiency list from the March 13th meeting. The following were noted as outstanding deficiencies that still need to be addressed:
1. Need DPW approval of the driveways- the entrance does not comply with the 3% grade for the first 100’
2. Each page of the plat needs signature blocks for the planning board and DPW
3. The date needs to updated and consistent on each page of the plat
4. Need copy of the driveway easement
5. Wetlands seals need to be on each page of the plat
6. The northeast property line of Lot R721-2 where it attaches to New Boston Road needs to be moved to the most southern corner of Lot 711-1.
A site walk was scheduled for April 8th at 8am. Chairman Carrara is going to ask the DPW to join the site walk and provide input on the driveway locations and slopes. Fees were paid by Mr. Pratt. Deliberations were recessed until April 10th at 8:30pm. Deliberation closed at 9:55pm.
Continuation of deliberation on the proposed Nutting minor subdivision- Schoolhouse Road
Deliberation started at 10pm. The board reviewed the deficiency list from the March 13th meeting. Member Halper made a motion to approve the proposed Nutting minor subdivision on Schoolhouse Road contingent upon the submission of a plan showing the approved driveway cuts and receipt of payment of the fees. The motion was seconded and the vote to approve was unanimous.
Mail
1. Town of Greenfield cash receipts
2. Selectmen Meeting Minutes for March 2nd and March 9th
3. Local Government Center workshop flyer
4. Letter from the Roxbury Planning Board regarding cell towers
5. Application and letter containing limited power of attorney from Chris Stewart (Landmark Planning & Development) regarding the O’Brien proposed minor subdivision
Miscellaneous
Peter Hopkins and DPW scheduled for May 8th meeting at 7pm to address the issue of driveway permits.
The board voted to hire Dawn DeCosta-Gallo to be the meeting minute taker. She will work as a contractor. The board decided to compensate her $12 per hour for approximately 5 hours per meeting retroactively to the March 13th meeting.
Alternate member Pennoyer reminded the board that the definition of major and minor subdivisions still needs to be addressed. It seems that there are no clear cut definitions. He will continue to research what other towns in the area use.
Chairman Carrara and the board welcomed new members Fletcher and Kullgren to the Board.
The meeting was adjourned at 11:10pm.
Dawn DeCosta-Gallo
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