TOWN OF MARION
PLANNING BOARD
September 2, 2008
MEMBERS PRESENT: Joseph Napoli, Chairman
Peter Winters, Vice-Chairman
Jay Ryder, Clerk
Julia Deane Crowley
Thomas Magauran
Steve Gonsalves
Patricia McArdle
BOARD SECRETARY: Debra Paiva
ALSO PRESENT: Lucy Napoli
Richard Schaefer
Elizabeth Kunz
Dana Angelo, Project Manager
Chris Raber, Brown-Lindquist, Fenuccio & Raber
Joe Longo and Rich Clater, Horsley-Witten Group
Robert Clinton, Vanasse Hangen Brustlin
Commencement - Chairman Napoli called the meeting to order at 4:40 p.m.
Discussion – Master Plan Update
Vice-Chairman Winters said he has spoken with Mr. Gricus, who was unable to attend tonight. Mr. Gricus has informed him that SRPEDD has a grant program and will award up to $20,000 funds for planning purposes; he has offered to assist in preparing a grant application. The RFP for a Master Plan update will be staggered to allow payment over two budget cycles. The update is anticipated to cost approximately $30,000.
The draft RFP was reviewed. The following elements are to be addressed in the completed Master Plan: Vision, land use, housing, economic development, community services and facilities, transportation and circulation, natural and cultural resources, open space and recreational resources, space and recreation plan, Smart Growth management, intergovernmental relationships, and action plan.
Vice-Chairman Winters said he will send the draft RFP back to Mr. Gricus, who will make revisions based on their conversation, and it will then be forwarded to Mr. Dawson and Attorney Witten for their review.
Chairman Napoli and Vice-Chairman Winters described a recent meeting with Mr. Dawson and Mrs. Mooney. Rather than request an article from Town Meeting to allow a transfer of funds from free cash, the Board can request a transfer from the reserve fund.
Discussion – The Wave
This discussion will be conducted at a future meeting.
Approval of bills
Moved by Vice-Chairman Winters and seconded by Member Ryder to approve payment of the bill from the Wanderer ($40) for the advertising expense for the Neighborhood Overlay District meeting notice. VOTE: 7-0-0
Moved by Member Magauran and seconded by Member Ryder to approve payment of the bill from Field Engineering ($240) for the review of the NOD bylaw, also for the attendance at and preparation of exhibits for the July 30 NOD meeting. VOTE: 7-0-0
Approval of Minutes – August 18, 2008
Moved by Vice-Chairman Winters and seconded by Member Ryder to approve the minutes of August 18, 2008 as written. VOTE: 6-0-1 (Member McArdle abstained)
Discussion – Little Neck Village expansion
NOTE: Prior to the discussion Vice-Chairman Winters informed the Board that he did legal work for Peabody Properties approximately 16 years ago. He has not worked for them since 1992. This disclosure is on file with the Town Clerk.
The following members of the EA Fish development team were present:
Dana Angelo, Project Manager
Attorney Richard Schaefer
Attorney Elizabeth Kunz
Chris Raber, Brown-Lindquist, Fenuccio & Raber Architects
Joe Longo and Rich Clater, Horsley-Witten Group
Robert Clinton, Vanasse Hangen Brustlin
Attorney Schaefer said the applicant is before the Board to seek input and also to provide information about the proposed expansion. An application for a comprehensive permit will be submitted to the Board of Appeals for a public hearing in October. The comprehensive permit process will include a request for comments from the Planning Board.
Overall Project
Mr. Angelo said the developers have been meeting with various groups in town, seeking input and revising the RFP response. To date approximately 15 pages of comments have been received, some of which have been incorporated into the project. The project consists of 48 senior affordable housing units. The units will be housed in one two story, 30 unit building and three one story, six unit buildings. A community center is also proposed. The large building will have 2 two bedroom units and 28 one bedroom units. Two more two bedroom units are proposed; each one will be in a six unit building; the remaining units will have one bedroom. 56 parking spaces are provided; the existing curb cut will be moved approximately 200’ south.
Architectural Design
Mr. Raber described proposed interior and exterior architectural design, site lighting, and construction materials.
Site Plan
Mr. Longo addressed site design, existing conditions, natural constraints of the site, utilities, parking requirements, emergency access and egress.
Traffic
Mr. Clinton explained the details contained in the traffic impact study. Member Gonsalves asked what the average calculated speed was and was told 48 mph eastbound and 46 mph westbound. Member Gonsalves said he did not agree with the speeds; he was told those were the 85th percentile speeds. Safety concerns and a blinking yellow light were discussed.
Chairman Napoli asked if the two bedroom units will definitely be added to the project or are up for further study. Mr. Angelo said the units are something the developer has been able to fit into the project but they need further study to make sure they work for the residents. Chairman Napoli asked if it would result in a lower number of units and was told the unit count will remain the same.
Member Ryder asked what the construction schedule is and how it would impact the existing tenants. Mr. Angelo said the plan is to construct the larger building and one smaller building (Phase I) and then move the existing tenants into the completed buildings prior to demolition of the existing structures. An application for Low Income Housing Tax Credits (LIHTC), which will be used to finance most of the project, is due to DHCD by the end of October. If the subsidy is received during the October round of funding the construction will commence in January, 2009.
Member Ryder asked if the parking will be open, with no garages or carports, and was told yes.
Member Ryder asked what the anticipated annual water consumption for a fully occupied development is; he was told approximately 5000 gallons per day (GPD) for sewer.
Vice-Chairman Winters requested that the following information be submitted to the Board:
Raw traffic data (top speed, is stopping distance sufficient for the top speed reported). Vice-Chairman Winters said the Board would probably be more comfortable with 95th percentile speeds. Mr. Clinton said the stopping distance will be approximately 780’. He said he will provide the requested data.
Data on per unit parking needs for elderly housing. Mr. Angelo said he would provide the information.
Vice-Chairman Winters asked the following questions:
How much fill will go onto the site.
How the elevation will be impacted at the rear of the site.
What existing plantings will be preserved on the site.
What will happen to the caretaker’s cottage.
Missy Sittler, consulting architect for the Board, was present. She told the Board that the developer provided her with drawings this afternoon and requested a copy of the site plan.
Mr. Longo told the Board that the 100 year flood elevation is 15’; the current finished floor elevation is 13’; the proposed finished floor elevation is 16’. This will require 4000 to 5000 yards of fill. Mr. Longo described the proposed slopes and retaining walls.
Member Crowley asked if the fill is guaranteed to be free of lead and PCB and was told yes. She recommended that the proposed plantings be resistant to Asian beetles.
Member Gonsalves recommended plantings that will not be impacted by deer.
Vice-Chairman Winters asked Mr. Longo to verify that the grading and fill will not be visible from the land or the ocean. Mr. Longo said the road is higher than the site; Mr. Angelo said a gradual slope will be visible from the ocean.
Mr. Angelo said the original RFP gave the developer the option to use the caretaker’s cottage or allow the Town to move it off the site. At this time the plan does not call to reuse the cottage or garage; it might be used as a field office during construction. Member Gonsalves said it would be a shame to lose another historic building.
Mr. Clinton told the Board that 720’ meets 65 mph design for intersection distance and 70 mph for stopping sight distance.
Member Ryder asked if the property will be irrigated and was told an irrigation system is not planned at this time.
Member McArdle asked why an entrance is not planned at the center of the two story building. Mr. Angelo explained that the constraints of the site would not allow a center entrance.
Attorney Schaefer explained the upcoming permitting process. It was agreed that the Board will submit comments to the ZBA; the comments will be made after review of the plan and architecture by Ms. Sittler and Mr. Motta. Board members discussed existing traffic conditions.
Discussion – Village Overlay District
Board members discussed the creation of a subcommittee for a village overlay district. Member Magauran suggested the subcommittee consist of Member Crowley, Member Ryder, and Chairman Napoli. After discussion it was agreed to continue this discussion at the September 15 meeting.
Discussion – Neighborhood Overlay District
Board members discussed how to proceed with the district. It was agreed that another public meeting will be held in late October.
Moved by Member Ryder and seconded by Member Gonsalves at 6:30 p.m. to adjourn. VOTE: 6-0-0
Respectfully submitted,
Jay Ryder, Clerk
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