These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting. – Open Meeting Law – Section III.
Board Members: Marc Garrett, Paul McAlduff, Larry Rosenblum, and Tim Grandy
Staff Members: Lee Hartmann and Valerie Massard
Recording Secretary: Eileen Hawthorne
Administrative Notes:
Minutes:
The Board approved the minutes of June 7, 2010 with the following sentence added to the review and appointments made to Committee Appointees/Designees/Liaisons under Other Business: “All other committee appointments remain unchanged.”
The Board determined that the following Form A plan is entitled to endorsement:
A4369 – James and Paula Kritzmacher, Duck Plain Road and Westerly Road, Map 30, Lots 73A-3 (0.62A) and 73A-5 (0.80A) – Lot line adjustment to create lots 73A-7 (20,002 sf) and 73A-8 (46,206 sf)
Paul McAlduff moved to approve the Administrative Notes with the above-mentioned change to the minutes of June 7, 2010; the vote was unanimous (4-0).
Discussion
B401 – Firehouse Road
William Shaw, Associated Engineers, Inc. asked the Board to consider options for allowing a lot in the B401 – Firehouse Road subdivision to be developed. In 1989 the subdivision was approved with the creation of a 16 ft. wide 1,500 ft. access from Bourne Road, drainage improvements/easements and an emergency vehicle turnaround. The road would remain a gravel way with limited paving around the drainage improvements. The improvements would provide access and frontage on Firehouse Road for lots 4-6 and 4-7. The proponent was unable to obtain the necessary private easements. In 1997, the proponent was granted a modification of the subdivision which waived certain access improvements and released lots 4-6 and 4-7 as one building lot. The abutters supported leaving the road a dirt way with limited
improvements. Currently the road is about 14 ft wide with sharp banking on either side. The road is in good condition. There are natural low spots just off the road in four locations that provide adequate drainage.
Valerie Massard noted that the original subdivision created the two lots and the modification limited the lots to one building. The proponent is requesting the Board’s advice on what mechanism could be used to have the second lot released for building purposes.
Marc Garrett questioned why the existing drainage couldn’t be protected through easements.
Mr. Shaw explained that the easements show on a recorded plan, but have not been deeded by the abutting owners.
Larry Rosenblum stated that the current situation is a product of earlier decisions and that the abutters should be notified and given an opportunity to comment before the Board makes any determinations.
Lee Hartmann stated that the applicant has a couple of options: either a special permit for access through the Zoning Board of Appeals or a request for access improvements through the Planning Board which can be done through a modification of the previous subdivision plan or a new filing for access improvements. In addition to the 300 ft abutter notification, residents on Arrowhead Road, Firehouse Road, and Bourne Road abutting the property could be notified of any public hearings.
Marc Garrett was supportive of allowing the lot to become buildable through a public process if there was a mechanism to protect the drainage areas.
Public Hearing (cont. from 5/10)
B565 – Frederick and Deanna Wood RDD
58 Wyndemere Ct.
The applicant submitted a letter requesting a continuance.
Russ Stefani, Flaherty & Stefani, Inc., stated that Bill Wennerberg and Larry Rosenblum would be meeting at the site tomorrow and that the architectural drawings for the proposed structure are being drafted.
Marc Garrett expressed his concern with the request for a continuation. The original continuance was granted so the applicant could reach a resolution with an abutter and he felt that if the project was now being redesigned, the applicant could withdraw without prejudice and re-apply.
Larry Rosenblum moved to continue the public hearing for B565 – Frederick and Deanna Wood RDD to July 19, 2010 at 7:15 p.m.; the vote was (3-1) with Marc Garrett in opposition.
Site Plan Review
Obery Street
William Shaw, Associated Engineers, Inc., began the presentation for a proposed 3500 sq. ft. medical office building with parking, drainage, and a rain garden at 51 Obery Street. The property is in the Obery Street Overlay District (OSOD). The existing residence would be demolished.
Jon Henson reviewed the existing vegetation that would be retained and the additional plantings on the site that would buffer the proposed structure from the abutters. A rain garden originally proposed for the middle of the site would be moved to the rear of the site with the parking located closer to the building. A small courtyard at the entrance would be planted; an ornamental fence with plantings would flank the driveway and an additional tree would supplement the two existing trees along the street.
Jeff Metcalfe, Architect, presented the plans for the proposed building. The building would include physician offices, a reception area, waiting area, exam rooms, restrooms and an administrative office area. The single story building would have clapboard and cedar shingles with white windows and trim. The handicap access would be located in the courtyard area and the service entrance would be located on the southern side of the building.
Larry Rosenblum expressed his concerns with the design of the structure in what is destined to become a heavily traffic commercial area.
Paul McAlduff felt that the building was not in keeping with the neighborhood.
Marc Garrett was concerned with traffic flow and curb cuts in the area. He suggested that it would be preferable to have shared curb cuts and parking where feasible.
Mr. Shaw stated that there may be an opportunity to move the parking to the rear of the site and move the building further from the street.
Mr. Rosenblum suggested considering two stories for a portion of the building or adding dormers to break up the massing.
Paul McAlduff suggested removing a portion of the roofline and creating dormers.
Mr. Shaw stated that he would consider the Board’s suggestions and try to return next week with revised plans.
Discussion
Site Plan Review Guidelines
Lee Hartmann informed the Board that the draft site plan review guidelines were mailed to several local engineers and architects for their comments. Mr. Hartmann reviewed the framework for how the guidelines could be applied. The Board would have to determine which allowed use, special permit and special permit subject to EDC projects would be subject to site plan review. The determination could be made within each zone by use and/or size of the project.
Larry Rosenblum observed that this site plan review process would put another layer of complexity on the zoning bylaw and would increase the workload of staff and Planning Board.
Marc Garrett stated that if an applicant has guidance for what is expected for site plan review, they can do a more streamlined presentation to the Boards.
Mr. Hartmann stated that one option would be to have site plan review required for uses that need a special permit subject to EDC then expand to other areas at a later date.
Tim Grandy felt that a more defined list of guidelines would streamline the process.
Mr. Garrett stated that establishing quantifiable thresholds for when and where site plan review would be required. Mr. Garrett suggested determining a site size.
Mr. Hartmann stated that he would continue to work on the draft site plan review guidelines.
Other Business:
Paul McAlduff announced that the Cedarville Community Center will be closed beginning in September and remain closed for 8-10 months while the new Emergency Management Center is being constructed.
Tim Grandy moved to adjourn at 8:45 p.m.; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: June 21, 2010
Administrative Assistant
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