PLANNING BOARD MINUTES
October 4, 2004
The Planning Board for the City of Marlborough met on Monday, October 4, 2004, in Memorial Hall, 3rd floor, City Hall, Marlborough, MA 01752. Members present: Chairperson Barbara L. Fenby, Clerk Colleen M. Hughes, Philip J. Hodge, Edward F. Coveney, Robert Hanson and Clyde L. Johnson. Also present: City Engineer James Arsenault and Assistant City Engineer Thomas P. Temple.
Assistant City Engineer introduced newly appointed City Engineer James Arsenault to the members of the Planning Board. Mr. Arsenault is formerly the City Engineer in Westford, Walpole and Wellesley and he’s looking forward to working in the City of Marlborough.
MINUTES
On a motion by Ms. Hughes, seconded by Mr. Johnson, it was duly voted:
To accept and file the minutes of the meeting on Monday, September 20, 2004.
CHAIR’S BUSINESS
Jericho Hill Trees
A note from the legal department was submitted to the Board advising that the Board should check to see if there is any bond money remaining and refer the matter to DPW Commissioner LaFreniere for his review and recommendation.
Update on “Limited Development Subdivisions”
Mr. Hodge advised that he met with the Urban Affairs Committee on Tuesday, September 26, 2004 for their review of the proposed limited development subdivisions. While some of the members appeared to understand what the Board is proposing, there still appeared to be some questions regarding how the land will subdivide.
The discussion was continued until Tuesday, October 12, 2004. Mrs. Wilderman will prepare a demonstration utilizing an existing lot to show what would be allowed currently and what would be allowed under the proposed Limited Development subdivision.
Monthly Activities in Community Development
Mrs. Wilderman advised that Mr. Lima had provided the document for the Board’s information only.
PUBLIC HEARINGS
7:45 p.m. Robin Hill at Donahue Drive
On a motion by Mr. Hodge, seconded by Mr. Coveney, it was duly voted:
To continue the hearing until such time as the Tree Warden is available.
8:00 p.m. Open Space Development “Berlin Farms”
The Planning Board of the City of Marlborough held a public hearing on Monday, October 4, 2004 on a proposed plan for a Open Space Special Permit entitled “Berlin Farms”. Members present: Chairperson Barbara L. Fenby, Clerk Colleen M. Hughes, Philip J. Hodge, Edward F. Coveney, Robert Hanson and Clyde L. Johnson. Also present: City Engineer James Arsenault and Assistant City Engineer Thomas P. Temple.
(Mr. Hanson abstained from this hearing and left the room.)
Chairperson Fenby introduced the staff and members of the Board and explained the public hearing process. Ms. Hughes read a copy of the advertisement into the record.
Public Notice
The Planning Board of the City of Marlborough will hold a public hearing on Monday, September 20, 2004, at 8:00 p.m. in Memorial Hall, 3rd Floor, Marlborough on the application for an Open Space Development Plan “Berlin Road”, which proposal is herewith published in compliance with the requirements of the Massachusetts General Law, Chapter 41, Section 81T, and is hereby set forth as follows:
NAME OF SUBDIVIDER: Henry Renaud & Tom & Elizabeth Kehoe
c/o 226 Berlin Road
Marlborough, MA 01752
NAME OF ENGINEER: Central Mass. Engineering & Survey
277 Main Street
Marlborough, MA 01752
LOCATION OF PROPERTY: 5.3 Acres of land on the southerly side of Berlin
road between #226 and #238 Berlin Road
Robert Parente of Central Mass. Engineering and Survey, representing his clients, Henry Renaud and Tom and Elizabeth Kehoe, gave a brief presentation of the concept plan for the proposed open space subdivision. A conventional plan would allow in an A2 zone, a total of six lots; two existing and four new. The minimum lot size in that zone is 18,000 square feet and requires 120 linear feet of frontage. On a conventional subdivision it would be necessary to provide a roadway of approximately 450 feet to establish sufficient frontage for each of the allowed lots.
In the “Open Space” version of the same subdivision, the frontage requirements can be reduced to 50 linear feet so the roadway length can be reduced to approximately 250 feet, thus significantly reducing the impervious surface and the amount of roadway that will have to be maintained by the City of Marlborough.
Additionally, in an open space subdivision in an A2 zone the lot size can be reduced from a minimum of 18,000 square feet to 12,000 square feet. In the case of this subdivision only two of the lots are proposed to be under the 18,000 square feet required in a conventional subdivision.
The developers intend to provide 2.14 acres as open space to the City of Marlborough.
In Favor
Michael Padula
250 Berlin Road
Mr. Padula feels that the open space proposal is a better plan.
Pasquale Padula
25 Padula Drive
Mr. Padula asked if the detention basin will be on private or public property. Mr. Parente indicated that it is currently proposed on a portion of lot 3 but Mr. Temple advised that as part of the subdivision acceptance the city would retain municipal and flowage easements. In response to other questions:
· they are currently proposing two catch basins in the front of subdivision and two to the rear which will then be piped to the detention basin.
· the subdivision rules and regulations will require at least two streetlights; one by the entrance to the roadway and one at the cul-de-sac to assist with plowing operations.
· the developer will be required to plant trees in accordance with the subdivision rules and regulations.
Marcus Padula
35 Padula Drive
Mr. Padula asked Mr. Parente to re-iterate the frontage requirements for the roadway entrance. He was also curious about whether or not sidewalks would be required. Mr. Parente initially stated that his clients may seek a waiver from the requirement to have sidewalks on both sides of the street but revised his comment at the behest of the Board members.
Michael Padula
250 Berlin Road
Mr. Padula expressed concern regarding the placement of construction equipment during the construction phase. Apparently a number of contractors have been utilizing Padula Drive as a turn around and severely damaging the roadway, sidewalks and curbing. He was advised that the placement of construction vehicles would be part of the construction sequencing plan presented to the Engineering Department at the time of approval.
In Opposition
No one spoke in opposition to the plan.
Ms. Hughes read a letter from Conservation Officer Priscilla Ryder into the record.
There being no further comments, the hearing was closed at 8:25 p.m.
SUBDIVISION PROGRESS REPORTS
Update from City Engineer
Mr. Temple advised the Board that he has actually heard from developers who were not responding to his certified letter.
Water’s Edge request for bond reduction
On a motion by Ms. Hughes, seconded by Mr. Johnson, it was duly voted:
To accept and file the correspondence from Assistant City Engineer Thomas P. Temple regarding a reduction of the bond and to reduce the bond securing this subdivision from $310,000.00 to $180,000.00.
Additionally, the outstanding work on this subdivision is scheduled to be concluded within the next two weeks. At the meeting scheduled for October 18, 2004 the City Engineer will have a recommendation regarding placing the subdivision in the one year maintenance period.
Forest Trail Bond
Mrs. Wilderman advised that she is still playing telephone tag with the developer’s attorney regarding the bond for the re-forestation of the open space. She will continue to try to contact Mr. Busconi regarding the matter.
Indian Hill Park
On a motion by Ms. Hughes, seconded by Mr. Coveney, it was duly voted:
To accept and file the correspondence from Assistant City Engineer Thomas P. Temple and to recommend that the time for completion of the subdivision is extended eight months until May 4, 2005.
Indian Hill Subdivision Street Acceptance
On a motion by Mr. Hodge, seconded by Ms. Hughes, it was duly voted:
To accept and file the correspondence from Janice Hannert of FRE Building Company, Inc. and to refer their request for an inspection and punch list from the engineering department to the City Engineer for his review and recommendation at the next meeting on Monday, October 18, 2004.
Fay Farm Estates
On a motion by Mr. Hodge, seconded by Mr. Coveney, it was duly voted:
To accept and file the correspondence from Assistant City Engineer Thomas P. Temple and to reduce the bond securing this subdivision to a maintenance bond of $132,000.00.
Orchard Estates III
On a motion by Ms. Hughes, seconded by Mr. Coveney, it was duly voted:
To accept and file the correspondence from Apple Orchard Realty Trust regarding the completion of the parking area on Stow Road and the walking trail.
Forest Grove
On a motion by Mr. Hodge, seconded by Ms. Hughes, it was duly voted:
To accept and file the correspondence from Janice Hannert at FRE Building Company, Inc. regarding street acceptance and to refer this matter to the City Engineer for his review and recommendation at the next meeting on Monday, October 18, 2004.
Bond Acceptance Slocum Lane
On a motion by Ms. Hodge, seconded by Mr. Coveney, it was duly voted:
To accept and file the correspondence from City Solicitor Agoritsas and to approve the bond for the Slocumb Lane.
PENDING SUBDIVISION PLANS: Updates and Discussions
Old Orchard Heights
This subdivision is under consideration until the next meeting on October 18, 2004.
Eager Court
Mr. DiPersio advises that he will have the revised plan to engineering within the next few weeks.
SIGNS
City Club
There is still no further response from either Mr. Ferro or his attorney.
Target
This project is scheduled for discussion at the Site Plan Review Committee meeting on Tuesday, October 5, 2004.
COMMUNICATIONS/CORRESPONDENCE
On a motion by Ms. Hughes, seconded by Mr. Hodge, it was duly voted:
To accept and file all items listed under communications and/or correspondence.
On a motion by Mr. Johnson, seconded by Mr. Hodge, it was duly voted:
To adjourn at 8:30 p.m.
A TRUE COPY
ATTEST: ________________________________
Colleen M. Hughes, Clerk
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