MARLBOROUGH PLANNING BOARD
MARLBOROUGH, MA 01752
Call to Order July 15, 2013
The Meeting of the Marlborough Planning Board was called to order at 7:00pm in Memorial Hall, 3rd Floor City Hall 140 Main Street, Marlborough, MA. Members present included Barbara Fenby, Sean Fay, Colleen Hughes, Philip Hodge, Edward Coveney, Clyde Johnson and Shawn McCarthy.
Also in attendance were Board Secretary Melissa Irish and City Engineer Thomas Cullen.
1. Meeting Minutes:
A. June 17, 2013
On a motion made by Ms. Hughes, seconded by Mr. McCarthy, it was voted to accept the minutes of the June 17, 2013 meeting. Motion carried with Mr. Hodge abstaining.
B. June 3, 2013
On a motion made by Mr. Coveney, seconded by Mr. Hodge, it was voted to accept the minutes of the June 3, 2013 meeting. Motion carried with Ms. Hughes and Mr. Fay abstaining.
2. Chair’s Business:
A. Conflict of Interest Municipal Training Requirements
Information from the State regarding the required training has been sent to all members. Each member is to complete the required online training and return to the Secretary the completion certificate.
B. Correspondence from City Council Proposed Amendment to Zoning Code 650-17
Ms. Hughes read City Council Order #13-1005481 into record.
On a motion made by Ms. Hughes, seconded by Mr. Coveney the Order was accepted and placed on file. Motion carried
On a motion made by Ms. Hughes, seconded by Mr. Coveney a Public Hearing was set for September 9th and will be advertised. Motion carried
C. Site Visit Sudbury St, Proposed Ravenswood Subdivision
A Site Visit took place earlier in the day with all members present. (Separate minutes to be presented.)
Discussion continues to revolve around site line distances and roadway access-safety. The proposed new roadway will intersect with Sudbury St approximately 4 seconds after a vehicle travelling along Sudbury St Crests a rise in the road. Mr. Cullen did note that the profile study of Sudbury St has not been completed yet, in regards to the reconstruction project that is slated to start. The beginning phases are to commence later this month.
It is the opinion of the Board that the grade on the road has to change. There is no precedent set in which the Board has required the proponent of any subdivision in the City to make such adjustments to existing accepted City ways.
3. Approval Not Required:
A.1000 Nickerson Rd, Lots 1&2
Ms. Hughes read the request into record along with the City Engineers finding.
On a motion by Ms. Hughes, seconded by Mr. Hodge it was duly voted to accept and endorse the plan of land believed to be Approval Not Required, Lots 1 & 2 Nickerson Rd, Marlborough, MA 01752 owned by DBK Realty LLC, 583 Berlin Rd, Marlborough, MA 01752..
Name of Engineer Mr. Bruce Saluk & Associates, Inc. Civil Engineers and Land Surveyors, 576 Boston Post Rd East, Marlborough, MA 01752.
Date of submission July 9, 2013. Motion carried
4. Public Hearings: None
5. Pending Sub Division Plans: Updates and Discussion:
A. Preliminary Plan – Walker Brook Estates (July 16, 2013)
On a motion made by Ms. Hughes, seconded by Mr. Coveney the reading of the findings from the City Engineer and the associated responses from the proponent dated June 28, 2013 was waived. Motion carried
Ms. Hughes read item 9a of the Engineering comments and response into record:
9) Two Issues were raised at the public meeting for the Planning Board’s consideration:
a) Granting a waiver of the Rules and Regulations to reduce the required layout from 50’ to a 40’ layout. This waiver request will result in a one foot area behind the sidewalk on either side of the roadway based on a 26’ roadway width and two 6’ wide sidewalks. Engineering has no opposition to this potential waiver request.
On a motion made by Ms. Hughes, seconded by Mr. Hodge it was voted to Approve, this waiver request. Motion carried
Ms. Hughes read item 9b of the Engineering comments and response into record.
b) Granting a waiver of the Rules and Regulations to eliminate a portion of the westerly sidewalk between the proposed Lot numbers 7 & 8. Because there is a pedestrian connection of sidewalk from Lot number 7 to the southerly sidewalk of proposed “Road A” and because there is a pedestrian connection of the sidewalk from lot 8 to the northerly sidewalk of proposed “Road A’. Engineering has no opposition to this potential waiver request
On a motion made by Ms. Hughes, seconded by Mr. Fay it was voted to Deny, this waiver request. Motion carried with Mr. McCarthy in opposition.
A request was made of the Board to allow for 2 minor waivers:
a) Allow a 24foot wide paved width to replace the required 26 foot width.
On a motion made by Ms. Hughes, seconded by Mr. Hodge it was voted to Deny, this waiver request. Motion carried
b) Allow a 5 foot wide sidewalk width to replace the required 6’ width.
On a motion made by Ms. Hughes, seconded by Mr. Fay it was voted to Deny, this waiver request. Motion carried with Mr. McCarthy in opposition.
On am motion made by Mr. Fay, seconded by Mr. Coveney it was voted to approve the Preliminary Subdivision plan as approved by the Engineering Department and as amended by the Planning Board. Motion carried
B. Engineers Report
Mr. Cullen reported that there is a meeting set up including Assistant City Engineer Timothy Collins and the Developer of the Mauro Farms Subdivision. Also in attendance will be the homeowner of 150 Cook Lane. The meeting will address the drainage issues as well as the disturbance created when machinery was moved along an Open Space area that was water logged.
Mr. Cullen also updated the Board on the trenching and utility issues that are currently hampering the Blackhorse Farms Estate progress. The trenching for the street lights has been started in the wrong location conflicting with the approved site plans. Currently City Engineer Cullen is in discussion with the developer to correct the issues.
6. Preliminary/Open Space Submissions/Limited Development Subdivisions: None
7. Definitive Subdivision Submission: None
8. Signs: None
9. Unfinished Business:
A. Berlin Farms
Mr. Fay will reach out to Mr. Freeman, there is still no movement on completion of this subdivision.
It was noted to keep this item for reporting purposes on the next Planning Board agenda as well.
B. Blackhorse Farms Estate
Information was part of the Engineers Report (Item 5B.)
It was noted to keep this item for reporting purposes on the next Planning Board agenda as well.
C. Ravenswood Road
Mr. Joseph Peznola, Engineer for the project spoke with the Board. The proponent is working closely with the Engineering Department and has reconciled all but 1 comment as of this date.
The accepting roadway (Sudbury St) does not meet the Subdivision Rules and Requirements being only 22 feet wide. There is a possibility of mitigation requested.
The opinion of the proponent is that the site distance requirements have been met and the safety concerns portrayed by the Board relate to Sudbury Street as a whole.
When the roadway entrance was shifted to allow for an even greater sight distance the reconfiguring of lot 1 resulted in the building envelope being compromised. There is a current land swap in process between the property at 661 Sudbury which is currently controlled by the developer and lot 1 of the intended subdivision. Upon the advice of legal counsel: Sem Akyanian Mr. Peznola presented the Board with a request to withdraw the current Ravenswood subdivision without prejudice.
On a motion made by Ms. Hughes, seconded by Mr. Coveney it was voted to approve the withdrawal without prejudice . Motion carried
10. Informal Discussions: None
11. Correspondence:
A. EENF from VHB regarding Forest Park Proposed Mixed Use Development
On a motion made by Ms. Hughes, seconded by Mr. Hodge it was voted to accept the notice and place on file. Motion carried.
12. Public Notices of other Cities and Towns:
A. City of Marlborough, City Council, Public Hearing July 8, 2013
B. Town of Hudson, Zoning Board of Appeals, Notice of Decision June 13, 2013
C. Town of Sudbury, Zoning Board of Appeals, Public Hearing July 15, 2013
D. Town of Framingham, Planning Board, Notice of Decision June 13, 2013
E. Town of Framingham, Planning Board, Public Hearing July 11, 2013
F. Town of Framingham, Planning Board, Public Hearing July 11, 2013
G. Town of Hudson, Zoning Board of Appeals, Comprehensive Permit Decision June 13, 2013
On a motion made by Ms. Hughes, seconded by Mr. Hodge it was voted to accept the notices A-G and place on file. Motion carried.
Adjournment: On a motion made by Mr. Johnson, seconded by Mr. Coveney it was voted to adjourn at 8:24pm.
Respectfully submitted,
Colleen Hughes
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