TOWN OF MARION
PLANNING BOARD
September 15, 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
Eunice Manduca
Norman Hills
Carol Sanz
Steve Grima
Will Saltonstall
Commencement - Chairman Napoli called the meeting to order at 7:25 p.m.
Chairman Napoli made a statement of apology to the Board of Selectmen and Mr. Dawson for missing a recent Southcoast Rail Conference.
Discussion – Baldwin Brothers, Inc., c/o Steve Grima
Mr. Grima and architect Will Saltonstall were present for this discussion. Mr. Grima explained that the Baldwin Brothers site and building are nearly complete and ready for occupancy. He is requesting the following temporary revisions to the plan:
Changing the parking lot material from asphalt to gravel
Mr. Grima explained that the applicant originally wanted a gravel parking lot but was told the maintenance cost would be prohibitive; however, the price of asphalt has doubled in recent months, making the use of gravel more cost effective. Member Ryder asked what size gravel would be used and was told 3/4”. A 20’ deep apron is proposed at the street to catch the gravel. The handicap parking area will be paved. Member Gonsalves asked how the parking spaces will be delineated; Member Magauran recommended tire stops. He said the increase in pervious surface is certainly welcome. Member McArdle said if the project was conditioned for a certain number of parking spaces they should be designated. Vice-Chairman Winters asked if the apron will be concrete or asphalt; Mr. Grima
said concrete. Member Crowley asked if one tree is provided for every eight parking spaces and was told yes.
Delaying construction of the sidewalk (150’) along Spring Street until Phase II of the project
The applicant has concerns that Phase II, which is not yet designed, might require moving the sidewalk at a later time.
Norm Hills, 680 Front Street, asked how the sidewalk will change in Phase II; Mr. Grima said parallel parking is being considered for Phase II.
Vice-Chairman Winters asked if the sidewalk easement will still be recorded and was told yes.
Member Magauran asked what the difference was between the Gurney House and the existing street starting point and was told approximately 6’.
Moved by Member Magauran and seconded by Member Ryder to grant a nine month reprieve on the sidewalk requirements and also to allow the change in the parking lot from asphalt to 3/4” or bigger gravel with roll stops to be installed in both sides of the parking lot. The handicap area and the entranceway (apron) are to be concrete. VOTE: 7-0-0
Discussion – Kittansett Club Maintenance Facility
Mr. Grima and Mr. Saltonstall described a site plan change for the maintenance facility. Due to cost control measures the proposed second floor will be eliminated and relocated in an extension to the proposed shed building. The net gain in the building footprint would be 1050 SF; however, the gross building area has been reallocated, not changed.
Member Magauran said he did not have a problem with a minor site plan review provided that the new site plan with the adjusted drainage was reviewed by Mr. Motta and also that the distance between the structures met the approval of the Fire Chief.
Moved by Member Magauran and seconded by Member Ryder to approve the minor site plan review contingent upon approval by Mr. Motta and the Fire Chief. VOTE: 7-0-0
Discussion – The Wave Restaurant
NOTE: Vice-Chairman Winters recused himself from the following discussion.
Brad Silva was present with event coordinator Kathy McClure. Mr. Silva is proposing the construction of a seasonal canopy over the center of the outside seating area. After discussion it was agreed that a minor site plan review, with a public hearing notice, notification of abutters by certified mail, and review by the Board’s consulting engineer will be required.
Discussion – Little Neck Village
At the request of the developer this discussion will be held at a future meeting. The ZBA will be holding a public hearing for the Comprehensive Permit on October 2; the next scheduled meeting of the Planning Board is October 6.
Moved by Member Crowley and seconded by Vice-Chairman Winters that the Board will meet on September 29 at 5:30 p.m. VOTE: 7-0-0
Discussion – Neighborhood Overlay District
The following issues were discussed:
Front yard setback
Density
Audience member Norman Hills voiced concern that the Board’s handout was not clear, that the example cited (Phase II of the Baldwin Brothers project) does not fit with Randall Arendt’s concept for open space, and that the proposed density will have a negative impact on traffic.
Member Magauran said Phase II includes a concept that would be considered shared space, or common access. He said commensurate open space is addressed in a conservation subdivision, not the NOD, and explained that there are many factors involved, including affordability, potential for open space, common access, and private maintenance of roads and infrastructure.
Vice-Chairman Winters explained that there is a cost of open space; when land is taken off the tax rolls the cost is dispersed among other entities and density might have to be increased in other places to compensate for that. He added that a lot of the Town owned open space is inaccessible and also that increasing density will slow traffic down.
Member Magauran said he likes the project because of affordability and if more building lots can be accommodated on a small section of land accessible to services that’s the smart thing to do. He said open space can be a factor but the NOD is also about common space, shared access (that won’t be the Town’s responsibility as far as maintenance and upkeep), and housing for seniors, young families, municipal employees, etc.
Vice-Chairman Winters said the Baldwin Brothers project included donating a strip of land for the bike path. Mr. Hills asked if that was in Phase I or Phase II and was told both.
Member Magauran said Phase II has common space in the form of a small park and he did not mean to imply there was a large open space component included in the proposal.
Discussion – Village Overlay District
Board members discussed the opinions that have been voiced relative to the village overlay district.
Carol Sanz asked for a description of the proposed subcommittee; Chairman Napoli said the Board decided to form a subcommittee consisting of three Board members who will address the concerns of Village residents or any other member of the community. At the last Planning Board meeting three members were suggested to serve on the subcommittee (Chairman Napoli, Member Ryder, and Member Crowley); Chairman Napoli indicated tonight that he will not be able to serve. The Board discussed gathering and processing information and opinions.
Moved by Vice-Chairman Winters and seconded by Member Magauran to designate the subcommittee tonight and allow them to proceed as they see fit. The subcommittee will consist of Members Crowley, Ryder, and McArdle. VOTE: 7-0-0
Approval of Minutes – September 2, 2008
Moved by Vice-Chairman Winters and seconded by Member Ryder to approve the minutes of September 2, 2008 as submitted. VOTE: 7-0-0
Moved by Member McArdle and seconded by Member Ryder at 9:00 p.m. to adjourn. VOTE: 7-0-0
Respectfully submitted,
Jay Ryder, Clerk
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