Planning Board Meeting Minutes
May 28, 2013
Memorial Hall
Members Present:
W. Ritter, D. Lindberg, O. Lies, S. Carlson, J. Michalak
Members Absent:
J. Head
Others Present:
P. Harding, Town Planner, D. Sciascia, Recording Secretary
7:13 PM W. Ritter called the Planning Board meeting to order.
PUBLIC HEARING, SPECIAL PERMIT / DEFINITIVE SUBDIVISION, OPEN SPACE RESIDENTIAL DESIGN, OAK HILL, SALISBURY STREET, STANJOY ROAD:
W. Ritter informed the applicant that one Board member was absent, and they would need a super majority vote. This requires a unanimous, 5-0 vote at today’s hearing since the Board has one vacancy, and one member is absent. The Town has adopted the Mullins Rule which allows Jeffrey Head to participate in future hearings on this matter if he reviews the meeting minutes and any other relevant material from the hearing. The applicant decided to proceed.
W. Ritter read the meeting notice into record.
Winter Ridge Limited Partnership, the applicant, has filed a definitive subdivision and special permit application for an Open Space Residential Development. The yield plan (as-of-right) subdivision layout is included as well as the cluster subdivision layout.
The project site consists of 84.5 acres, 63.42 will remain open space. The yield plan depicts 46 lots under conventional zoning. The OSRD plan provides a 20% density bonus for the preservation of open space and hiking trails to increase the number of allowed unit to 55.
The Cluster Development is proposing a utility connection through an easement to January Lane. Stanjoy Road was extended to provide a second access for emergency vehicles. The town has requested the applicant investigate the possibility of converting this into a public roadway.
A second major comment referenced large retaining walls supporting the proposed roadway. The Town of Holden Subdivision Control Regulations prohibits the construction of retaining walls within the right of way. The applicant created parcels to locate the retaining walls and has verbally stated the homeownership association will own the parcels and be responsible for maintenance. The DPW has major concerns about a private entity having authority/responsibility of 20’ high retaining wall, which supports a public way.
Michael Dryden, Waterman Design, conducted the presentation entailing detention ponds, waivers, and open space area. The Homeowners Association will be responsible for the detention ponds. The pump station was also discussed.
Comments from all departments were given to the Board for review. The applicant has not submitted a response to date. M. Elbag, Water/Sewer Superintendent has additional pumping station issues. I. McCauley, Senior Civil Engineer, has issues with a 29’ high retaining wall.
The fire department has concerns about emergency access being maintained by the Homeowners Association, also plowing, and suggested making it a public way.
White Oak will be willing to accept ownership of the open space parcel. Regarding the trail system, White Oak has agreed to keep the trails clear.
Public Comments:
George Gumbrell, 4 Fox Hollow Road, Worcester: Asked what is the difference between the old and new plan. W. Ritter said the yield plan is 46 lots under the current by-law.
Cathy Maher, 58 Autumn Circle: Inquired as to the location of the pump station. M. Dryden stated that utilities are all underground and pointed it out on the map. Detention basins were discussed. Open Space is in perpetuity.
J. Woodsmall, Director of Public Works, said bonds will be required to ensure the roadway and utility work is completed.
Susan Matys, 80 Autumn Circle: Inquired about open space. Paul McManus, EcoTec, for White Oaks, said they intended to keep it in its natural state with trails and White Oak would maintain.
Ray Sherbourne, 740 Salisbury Street: Asked where the sewers were going on Salisbury Street. P. Harding replied the subdivision connects to sewer through Winter Hill Road. J. Woodsmall said it wouldn’t be cost efficient to have the sewer and water run in different directions. W. Ritter said the sewer is following the water line through the easement to January Lane.
S. Carlton commented on the sewer connection, asking if these lines benefit the town. J. Woodsmall answered that they could benefit other areas on future developments. He also commented on the retaining wall, stating the roadways could not be there without the retaining walls. M. Dryden said it is very unusual not to have retaining walls for roadways. W. Ritter said there have been problems with the Big Y and Oaks of Holden retaining walls. M. Dryden said there is an arched culvert, which constitutes a good deal of the retaining wall height.
The Planning Board requested the retaining wall issue be resolved, the applicant designed the emergency access and provide a detailed plan.
Board Comments:
D. Lindberg passed.
S. Carlson passed.
O. Lies stated he had plenty of questions, but needs to review the comments. He said he would like to see what will be done with the trails that are a gift to White Oaks. He asked for a 1-2 page summary on how and when the open space will be transferred to the White Oak Land Conservation Society, how the trails will be constructed and maintained, and where an entry point will be provided, a phasing plan, in relation to construction of the subdivision was also requested.
O. Lies will fully support what DPW requires for retaining walls.
S. Carlson commented on retaining walls.
W. Ritter asked the applicant to point out the detention basins again, and asked how deep the 4 detention basins were. They are 4’ deep. He also asked if there will be standing water, and if they will require a fence. Michael Dryden, Waterman Design and Paul McManus, White Oak both requested the Planning Board not to require the ponds be fenced to benefit the open space, trail connected and wildlife habitat. The Planning Board stated they had safety concerns waiving the requirement.
O. Lies motioned to grant the applicant an extension of time. The Board needs a written request for an extension of time from the developer, up to and including August 30, 2013. S, Carlson seconded. All in favor.
O. Lies motioned to continue the Public Hearing to June 25, 2013, at 7 pm. He amended the motion to state June 26, 2013, at 7 pm. J. Michalak seconded. All in favor.
Documents presented during review can be viewed in the Town Planners office.
APPROVAL NOT REQUIRED, 530 Salisbury Street, Alan and Merryl Havens, R-40 Zoning District: The applicant is changing lot line locations to a previously endorsed ANR plan. Both lots conform to zoning and the plan is entitled to endorsement.
D. Lindberg motioned to approve. O. Lies seconded. All in favor, vote 5-0.
Documents presented during review can be viewed in the Town Planners office.
OTHER BUSINESS:
- Sunrise Dairy: Informed the Board that they expanded their business without a permit.
- Retaining Walls: I. McCauley, DPW, said she will get examples of retaining walls from other towns.
- Walkable Communities: O. Lies updated the Board.
NEXT MEETING: June 11, 2013
D. Lindberg motioned to adjourn. J. Michalak seconded. All in favor.
Adjourned 9.10 PM.
May 28, 2013 Minutes approved: December 10, 2013
Debra A. Sciascia, Recording Secretary
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