January 23, 2012
7:00 PM
The Planning Board for the City of Marlborough met on Monday, January 23, 2012 in Memorial Hall, 3rd Floor, City Hall 140 Main Street, Marlborough, MA 01752. Members present: Barbara Fenby, Sean Fay, Colleen Hughes, Philip Hodge and Edward Coveney. Also present: City Engineer Thomas Cullen.
MINUTES
January 23, 2012
On a motion by Ms. Hughes, seconded by Mr. Fay, it was duly voted, with minor amendments:
To accept and file the meeting minutes.
CHAIRS BUSINESS
Meeting Schedule
The members discussed the dates; they will let the secretary know if there are any dates that conflict with their schedules.
APPROVAL NOT REQUIRED PLAN
Mauro Farm. Lot 17R
Submittal
Mr. Fay duly noted his conflict is on file with the Mayor’s office.
Mr. Cullen has reviewed the ANR plan known as “Mauro Farms. Lot 2R, Lot 17R, Lot A & B” and can recommend to the endorse the plan.
On a motion by Ms. Hughes, seconded by Mr. Coveney, it was duly voted:
To accept and endorse a plan of land believed to be Approval Not Required of Mauro Farms, LLC 259 Turnpike Road, Suite 100, Southborough, MA 01772. Name of Engineer: WSP Sells, 9 Trolley Crossing Road, Charlton, MA 01507. Deed of property recorded in South Middlesex Registry of Deeds Book 50671, Page 318: Assessors Map 71 Parcels 250, 251 and 253.
PUBLIC HEARING
93 Framingham Road, Open Space Subdivision Submittal, 7:15PM
The Planning Board of the City of Marlborough held a public hearing on Monday, January 23, 2012, at 7:15p.m. in Memorial Hall, 3rd Floor, City Hall, 140 Main Street, Marlborough on the Open Space Special Permit Known as “93 Framingham Road”, located off of Framingham Road, Marlborough, MA. Members present: Chairperson Barbara L. Fenby, Clerk Colleen Hughes, Philip Hodge, Sean Fay and Edward Coveney. Also present: City Engineer Thomas Cullen.
Ms. Hughes read the advertisement into record.
Notice is hereby given that the Planning Board of the City of Marlborough will hold a public hearing on Monday, January 23, 2012 at 7:15 P.M., at Memorial Hall, City Hall, 140 Main Street, Marlborough, MA on the following Open Space Development Plan known as “93 Framingham Road” in which the proposal is herewith published in compliance with the requirements of the M.G.L. 41, §81T and is hereby set forth as follows:
NAME OF SUBDIVIDER: Melanson Development Group, Inc.
P.O. Box 564
Woburn, MA 01801
NAME OF ENGINEER: Bruce Saluk & Associates
576 Boston Post Road East
Marlborough, MA 01752
LOCATION OF PROPERTY: Property located at 93 Framingham Road
Map 93, Parcels 87, 93 and 94.
A plan of the proposed subdivision is on file in the City Clerk's Office, the Planning Board Office, and the City Engineer's Office and may be seen prior to the public hearing.
Bruce Saluk of Bruce Saluk and Associates presented both the conventional plan as well as the plan for the open space special permit. The conventional plan shows 8 lots with all lots being in the A2 zone with a minimum lot of 18,000 Sf and at least 120 feet of frontage. Two of the lots are directly on Framingham Road, while the other 6 would be on a street with two cul de sacs, adding approximately 340 feet roadway. He displayed the wetlands were to the rear of the property and would be left undisturbed.
He also presented the Open Space Special Permit Plan which shows 8 lots all within the A2 lot summary for Open Space Zoning of 12,000 SF and 50 feet of frontage. The Plan shows landscaping along Framingham Road with the majority of houses set back as all lots would have frontage on Framingham Road, as driveways served through a “loop road”, with a two way and a one way entrance. The Open Space lot is roughly 2.2 acres with a portion of the Open Space parcel being owned by the City of Marlborough. There would be two parking spaces along the loop road and a wooded 20 foot open space, sewer and drainage access that would allow city residents access the open space parcel.
Ms. Fenby asked about sidewalks and the 24’ roadway width. Mr. Saluk stated that he can work the sidewalks into the plan and will discuss the roadway width with the Fire Department once the plans are generated.
Before Ms. Fenby opened the public hearing to the residents, she had Ms. Hughes read the correspondence from the Conservation Committee into record. The Committee stated the following:
· Wetlands are at the eastern edge of the property and will need to be protected;
· Wetland and riverfront boundary lines were delineated and approved by the Commission in 2010;
· The Commission finds the 71,704 Sf of open space is appropriately located and is important to protect the backup water supply for the Sudbury Reservoir;
· Suggested that the open space be protected for watershed and conservation purposes and sometime in the near future the linked pond on Maple Street could be future developed;
· The Commission stated that the design guidelines protects the Sudbury Reservoir watershed, provides protection to Walker Brook and will provide protection along the wildlife and river corridor by keeping development away from this sensitive resource.
The Commission stated that the proposed Open Space project meets the intent of the Open Space Development Ordinance and would be more environmentally friendly then the proposed conventional plan.
Ms. Fenby opened the hearing to the floor.
In favor:
Christopher Heinz
108 Framingham Road
Mr. Heinz stated that if he was given a choice, he preferred the Open Space plan. His reasoning was that the homes are pushed back from the street; proposed plantings will screen the lights from the homes and road tracks. He would like the Board to consider adding mileage signs due to speeding along this portion of Framingham Road.
William Brewin
126 Woodridge Road
Mr. Brewin asked if the homes would be single family, if the stonewalls were to remain and asked about the water connections throughout the subdivision. The zoning only allows single family residences, the stonewall is to remain except removal for roadways and the water connections were shown on the plan by Mr. Saluk. Mr. Brewin also commented that he would like to see the remaining tree line remain, only removal of the necessary trees.
George Cook
94 Framingham
Mr. Cook stated he preferred the Open Space Plan. He questioned who would have access the open space parcel, Ms. Fenby stated that is was accessible to everyone.
Annette Fillion
18 Beverly Drive
Ms. Fillion asked about the remaining Walker Estate and she shared her concerns regarding the traffic and snow build up. Mr. Melanson stated that the Walker House may be demolished in the future, however he has no immediate plans to do so.
In Opposition:
Thelma Balsam
125 Framingham Road
Ms. Balsam stated that the she does not understand the reasoning behind the detention basin and that it will cause more bugs. Mr. Cullen gave a brief description of how a detention basin works in relation to a subdivision.
Maryann Hopkins
151 Framingham Road
Ms. Hopkins questioned the ANR lots in the conventional subdivision, the maintenance of the proposed lots, the maintenance of the open space and need for open space. It was explained to Ms. Hopkins that and ANR lot is a approval not required lot, that the maintenance of the road will most likely fall into the homeowners through and home owners association since it will remain a private road and open space care will be determined by the developer. Ms. Fenby stated that the open space is there to do several things as outlined in the Conservations correspondence.
Dick Anderson
193 Dartmouth
Mr. Dartmouth questioned the size of the homes and the spacing between the homes. Mr. Melanson stated the size of the homes would be determined by the market; however he expects the homes may be in the 2,000 sq foot range. The zoning side setback itself allows homes 10 feet from the property line. Ms. Fenby suggested that the residents should take a look at the previous permitted Open Space Subdivisions to see the spacing and how the feel of the open space concept. Mr. Anderson stated he was not in favor of this concept.
The Public hearing portion closed at 8:10 pm.
Mr. Fay stated his concerns were that there were no sidewalks shown on the plans and the access to the open space on a private way.
The Planning Board discussed the City’s parcel and the developer not owning this parcel. They would like the developer to return to the Board to discuss his justification on moving forward on the subdivision on land he does not own.
On a motion by Ms. Hughes, seconded by Mr. Coveney it was duly voted:
To accept and file the Conservation Commission correspondence.
On a motion by Mr. Fay, seconded by Ms. Hughes, it was duly voted:
To send correspondence to the developer asking him to attend the next Planning Board meeting to discuss the ownership of the open space parcel.
SUBDIVISION PROGRESS REPORTS
City Engineer Update
Mr. Cullen stated that they are closer to wrapping up the acceptance for West Ridge Estates and that after review Cleversy Drive for the Public Services Committee, there was a pivot in the asphalt that will need to be corrected.
Berlin Farms (Long Drive)
Extension request, Correspondence from the City Collector
Ms. Puleo explained that the property known as Map 54 Parcel 28 is current on their taxes; however the property known as Map 54 Parcel 803 is in Tax Title for FY’11 and has past due balances in FY’12.
Code Enforcement
Ms. Wilderman has reviewed the subdivision for any signs of blight. She found the subdivision in good condition, noting there was a basketball hoop that may interfere with the snow plows and needs to be removed.
City Engineer
Mr. Collins, the assistant City Engineer, has reviewed the subdivision for the extension request and is recommending the Board to consider a 6 month extension. He noted the remaining work is a certificate of completion from the Conservation Commission, landscaping for the detention basin and As Built and Acceptance Plans.
On a motion by Ms. Hughes, seconded by Mr. Coveney it was duly voted:
To accept and file all correspondence.
On a motion by Mr. Fay, seconded by Mr. Coveney, it was duly voted:
To table the extension request and to notify the developer that the Planning Board cannot act on any request unless all taxes are current.
PENDING SUBDIVISION PLANS: Updates and Discussion
PRELIMINARY/ OPEN SPACE SUBDIVISION SUBMITTALS
DEFINITIVE SUBDIVISION SUBMISSIONS
SIGNS
Portable Emergency Signs
Mr. Fay has proposed correspondence that outlines the use of the mobile emergency notification signs.
On a motion by Mr. Hodge, seconded by Mr. Coveney, it was duly voted:
To send the correspondence to the Mayor, copying Mr. Cusson, the DPW Commissioner and the Building Commissioner.
Temporary Off-Premise Signs
Mr. Fay wrote down the comments and concerns from the last meeting including the items that were discussed by the Building Commissioner. After several conversations with other members of the community, it was discussed to take “baby steps” in changing a portion of the sign ordinance. It was suggested to locate the rewritten sign ordinance from several years ago. The secretary will locate a copy of the proposed changes to the sign ordinance and pass along a copy to the members.
INFORMAL DISCUSSION
GIS
Mr. LaFreniere responded to the request of Mr. Bowen’s appearance before the Planning Board. He stated that with Mr. Bowen was available during the day during normal work hours for any consultation the members may need.
COMMUNICATIONS/CORRESPONDENCE
On a motion by Ms. Hughes, seconded by Mr. Coveney, it was duly voted:
To accept all of the items listed under communications and/or correspondence.
On a motion by Mr. Coveney, seconded by Ms. Hughes, it was duly voted:
To adjourn at 8:45 p.m.
A TRUE COPY
ATTEST: _____________________________
Colleen Hughes, Clerk
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