MINUTES OF WESTBOROUGH PLANNING BOARD
May 17, 2016
Regular meeting of the Westborough Planning Board held in the Westborough Public Library in the lower Conference Room, 55 West Main Street. Members Bush, Silverberg, Diamond, Spencer and Paris were present.
Meeting dates: June 07, 2016
At 7:00 p.m. the Planning Board prepared to open the Special Permit Concept Phase Public Hearing on The Ridings II. (See attached minutes).
At 9:30 p.m. the Board prepared to discuss two potential zoning articles for Fall Town Meeting.
Extension of the Gateway District:
The Town Planner said that Extension of Gateway District has been discussed many times. It would be an extension of the existing Gateway District along East Main Street from Lyman Street to Flanders Road and along Lyman Street from East Main Street to 33 Lyman Street where it would about the IB and BA district.
The Town Planner said he created a map with the GIS Department which shows the properties that would be included. He has talked to many owners who want the Gateway extended. Gateway 2 allows commercial development with residential looking structures. They can continue their residential use but they would also have the chance to do commercial but keep the building looking residential. Each one of the lots included in this expansion is marked by Map and Parcel.
Chairman Brian Bush remarked that this is an Overlay District. At the time the Gateway 2 District passed there were people upset about this extension. Who is interested in pushing this forward?
The Town Planner said there are several property owners in this area that promote this extension.
Chairman Brian Bush said it would be good to invite them in to the next meeting.
The Town Planner suggested discussing this again at the next meeting. There is also a property on Cottage Street who wants to do a mixed use. He does not front on East Main Street. We can’t rezone just one property so he will reach out to his neighbors.
Amendment to the T-OV:
Chairman Brian Bush said we have discussed the success and failures of the T-OV. Should we do a moratorium? It seems that it has become an alternative for multi-family development. The Toll Brother Project did not go as envisioned. When it was renegotiated with the sale from Mr.
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May 17, 2016
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Fran Zarette to Toll Brothers it all changed. Chairman Brian Bush said he wants to have a discussion on evaluating what we think about the T-OV. There are other potential properties directly involved.
The Town Planner said when you do a moratorium the town makes a decision that for some reason the town must study some part of its zoning. This must be done in 2 years and then go back to Town Meeting to report on their conclusions.
Member Mark Silverberg said what makes the T-OV attractive is the density bonus. It will probably preclude a developer from moving forward. The density bonus will discourage further development there. Village Commons is more what we envisioned.
Member Charlie Diamond said he stills thinks the commercial land is viable. He thinks it will pick up in commercial. If people see success they will consider it. Maybe a moratorium is right to wait and see.
Member Bill Spencer would like to speak with the Town Planner about other situations. If it is a 2 year moratorium, it might be a good way to go and figure out what we want to do. It gives us some leeway. This is a good course of action. He worries about running into another developer who will attempt the same thing Toll Brothers did.
Member Tim Paris asked what is the extent of the Overlay District.
The Town Planner responded from Otis Street to Smith Valve Parkway to the Town Line in Shrewsbury.
Member Tim Paris asked what was envisioned commercially to go in?
Chairman Brian Bush responded coffee shops, a bakery, a daycare, and professional offices. The concern is not the residential portion but the commercial uses. When Mr. Fran Zarette considered Village Commons, who was going in commercially was a big decision. He had a dentist lined up. Mr. Zarette expressed concerns on who would go in there. We did a trigger mechanism. Building commercial space and leaving it vacant is not attractive. It does not look like what the Master Plan envisioned. If you don’t build commercial, then you can’t build. Maybe we can see how Village Commons goes. It just doesn’t work like he expected.
The Town Planner said you get 2 years on a moratorium and it can’t be extended. The T-OV t is not what we envisioned. There is not any kind of commercial that will blend with that area. He can’t see why these uses would not work. If you do a moratorium, it could give you time to find out what uses could go in there. We don’t know what works commercially. You either change the zoning or do a moratorium.
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Member Tim Paris said he would think that 400 units should be able to support some commercial uses.
Chairman Brian Bush said he thinks it is a driving thing. We are a car based town. If an established restaurant went there, people would go.
Member Charlie Diamond said commercial property would probably be cheaper there than on East Main Street or Route 9 and might entice someone to go in there.
Member Mark Silverberg said there is nothing built to see if anything would move in. Maybe we should do the moratorium and see how the market changes.
At 9:47 p.m. Member Charlie Diamond left the meeting.
Chairman Brian Bush said maybe think about it and we can discuss again next week Come up with some items that we wish to discuss.
Chairman Brian Bush mentioned that at Speedway Plaza, the replanting is very sparse.
The Town Planner agreed that what we saw on the landscape plan is not what we got. He will call Waterman Design on this.
Member Mark Silverberg said he likes the roundabout they put in.
Chairman Brian Bush commented that there is a weird stop sign in there and it should be checked.
Chairman Brian Bush said the length of time to construct a subdivision needs to be controlled better. Orchard Hill is private but there are a couple of roads in the Orchards that have not yet been accepted. His opinion is those roads should be finished and accepted. If you damage the road, you fix it. People should not be living on a partially finished road.
The Town Planner said that the Covenant is open ended but the construction schedule is not.
Chairman Brian Bush said we should not extend this.
Mr. Tin Htway, Building Commissioner said he wants to make sure their grading and drainage is done right.
Chairman Brian Bush said he will have the Town Planner look into that.
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Member Mark Silverberg said that when Herb Chambers was approved, he thought they couldn’t park and unload their cars/trucks on public streets. They were recently on Otis Street unloading cars.
The Town Planner said he should have called the Police because that is not permitted.
There being no further business to discuss, the meeting adjourned at 10:39 p.m.
Respectfully submitted,
Sandy Spinella
Administrative Assistant
APPROVED:
--------------------------------------------------- -----------------------------------------------------Brian Bush, Chairman of Board Mark Silverberg, Vice-Chairman of Board
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Charlie Diamond William Spencer Tim Paris
Special Permit Public Hearing
The Ridings II – Concept Phase
May 17, 2016
Pursuant to the Rules and Regulations relative to Special Permits under Section 4300 of the Zoning Bylaws of the Town of Westborough, Section III of the Rules and Regulations Governing the Subdivision of Land in Westborough, Massachusetts and MGL, Chapter 40A, Section 9, the Westborough Planning Board opened the public hearing on May 17, 2016 at 7:00 p.m. on a request for a Special Permit for a residential Open Spacer Community Subdivision containing a proposal for 19 residential lots on land shown as Map 3, Parcels 29A, 57 and 57D on Harvest Way, Westborough, Massachusetts as submitted by Casa Builders & Developers.
Chairman Brian Bush opened the hearing by reading the legal advertisement which ran in the Worcester T & G on May 02, 2016 and May 09, 2016
Green Cards - Okay
Chairman Brian Bush invited the proponents to come forward to give their presentation,
Chairman Brian Bush clarified to the audience that this is a public hearing and the public can make comments after the presentation, and comments from Town Boards and the Planning Board.
Mr. James Tetreault, Thompson & Liston, Associates said he is here representing Mr. Steven Venincasa, Casa Builders & Developers on a project on Harvest Way for 19 residential homes. This is the first of three phases, a concept plan filing.
Mr. Tetreault said that the proposed project is located on 55 acres with frontage on the west side Harvest Way. The new road will extend to the Grafton Town Line intersecting with Adams Road in Grafton. This project will create two means of egress, to the east through the existing “Ridings” on Harvest Way and to the west to Adams Road in Grafton. The property contains wetland resource areas which have been confirmed with the Conservation Commission. The site is a wooded hill which slopes to the south to a relative plateau opposite the end of Harvest Way and then towards land of the Massachusetts Turnpike. The open space will be preserved for passive recreation and as a wildlife corridor joined to other adjacent parcels. Ownership will be transferred either to Sudbury
Valley Trustees or the Westborough Conservation Commission.; we must provide a conventional plan first to show how many lots can be built. Mr. Tetreault said he has three sets of Plans to show; a Conventional with 50,000 square foot lots creating 19 lots; an Alternative open space plan that has 2 cul-de-sacs and the third concept is an open space plan and the developer’s preferred plan. We have also filed a Preliminary Plan in Grafton to create a 39 lot subdivision.
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Ridings II – Concept Phase
May 17, 2016
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Conventional Plan:
Mr. Tetreault said they wish to develop land that is also owned by the developer into Grafton. The propose a loop road off of Harvest Way that will continue to the Grafton town line and intersect with Adams Road in Grafton. The Conventional Plan proves that they can have 19 50,000 square foot lots with 3,000 feet of a loop road.
Open Space Plan preferred:
Mr. Tetreault said that this is the plan of choice by the developer that is a continuation of Harvest Way with a single cul-de-sac creating 19 lots under 15,000 square feet and will leave 40 acres of open space. An open space subdivision is usually limited to 12 lots on a cul-de- sac. The length of our cul-de-sac meets regulations being less than 1,000 square feet but instead of 12 lots, we are asking for 19 lots.
Alternate Open Space Plan:
Mr. Tetreault said that there are 2 cul-de-sacs on this plan with each about 600 square feet. Our preference is the first open space plan. This version allows significant space between abutters.
Mr. Tetreault said that all three plans propose no homes on the south side of the extension of Harvest Way. There will be one or two detention basins south of the extension of Harvest Way to ensure that peak flows off-site do not increase. The road bends to stay away from all of the wetland area. All three plans propose 19 lots.
Mr. Tetreault said that the Conventional Plan creates the most impervious space. Lots will be served by connection to the existing sewer line. All lots will be tied into the municipal water service. Mr. Tetreault said he has had discussions with Sudbury Valley on the open space and has also met with the Conservation Commission who has expressed that they would like the land to be maintained by the Town under the stewardship of Conservation Commission. As part of this filing with the Town we submitted the 19 lots and the 39 lots on the Grafton side to Conley Associates to do a Traffic Impact Study for the level of service of traffic. The Traffic Impact Study was done February of 2016. Both Planning Department in Grafton and Westborough and the Traffic Analysis felt that the new road
would not become a cut through for either Town.
Chairman Brain Bush said the Planning Board has received letters from Board of Health dated May 03, 2016; the Fire Department dated May 09, 2016, the Conservation Commission dated May 11, 2016, and the Town Engineer dated May 11, 2016.
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Ridings II – Concept Phase
May 17, 2016
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Chairman Brian Bush asked Mr. Andy Koenigsberg, Chairman of the Conservation Commission if he had any comments.
Mr. Koenigsberg replied that the Conservation Commission in its memo reviewed all three plans and feel that the best plan is the Open Space Plan with one cul de sac. This plan provides better grading and less impervious cover which results in less stormwater impacts. If the Open Space Plan is approved, they could add this open space to the existing 110 acre Libbey property already owned by the Town. The Conservation Commission would like having some open space with frontage at the end of the cul-de-sac for parking to utilize the open space.
Fire Captain Jason Ferschke said that all three plans have minimal impact. Any residence more than 50 feet from fire department apparatus access road will require a sprinkler system.
Fire Chief Patrick Purcell stated that hydrants must be only 500 feet apart.
Mr. Carl Balduf, Town Engineer said we will comment at a later date. The submittal plans and application are complete and generally meet the criteria with width and grade as required in the preliminary plans. Detail will come later in the Definitive Phase. There is one item that has not been discussed. He wants to know where the volume of fill will be placed.
Audience:
Chairman Brian Bush explained that there are 3 sets of plans. The Applicant has the option of showing an Open Space Plan and a Conventional (Yield) Plan. The developer can’t go beyond the lot count achieved in the Conventional Plan. The Open Space Plan has smaller lots (15,000 square feet) with more open space. One Open Space Plan has one cul-de-sac with a waiver request on the number of lots allowed on the cul-de-sac. The second Open Space Plan with two cul de sacs meets all requirements and no waiver is required. The Concept Phase is to give direction to the developer as to which plan he will build. The other two phases (Preliminary and Definitive) are much more detailed.
Mrs. Janet Mazzulo, 7 Harvest Way said she is concerned about the Open Space Plans not having the same size lots. She prefers the Conventional Plan because it is consistent with the existing neighbor. She has always had water issues on her property and currently she does again. Mr. Steve Venincasa had to put in 2 French drains that led away from her property. However she still has water in one portion of her back yard. The water flows from the French drains and then it dumps into the neighbor’s yard. She is worried about traffic cutting through the subdivision from Grafton. She does not know if studies were done on the water, issues but if not it should be done. She does like the one cul de sac open space plan but is concerned with her property
values with reducing size of the homes. How long will this project take? When the Orchards
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Ridings II – Concept Phase
May 17, 2016
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went in, one of the neighbors ended up with water issues in the Ridings and had to install French drains and a sump pump in the basement.
Chairman Brian Bush said he walked the site today and wants to know where is the rough end road.
Mr. James Tetreault responded that near the town line is a logging road that snakes in and comes to T intersection near the town line and then follows the existing logging path and the other egress will go into Grafton.
Chairman Brian Bush commented that when he was out there today, there were areas considerably muddy. Is this till or hardpan?
Mr. Tetreault responded that it is mapped as till or hardpan soil. On the Grafton side if you go down 3-4 feet you hit ground water. All these soils are Paxton, sand, loamy sand, hardpan or till which can hold water. We will have to demonstrate in the next phase that we are not increasing runoff onto the properties of abutters. The proposed subdivision might take away from her ground water runoff. It is possible by interrupting the runoff from the watershed that it could decrease.
Chairman Brian Bush explained that calculations and information will be more advanced in upcoming phases. We will keep this as an open item. We have a traffic study required in the next phase from the developer and we will also have Peer Review done by a separate firm representing the Town.
Mr. Andy Fox, 5 Harvest Way stated that when we moved into our home there was a drought but we had a green area in the back. However the following year we had a river in his backyard. He re-graded his whole property. There are several springs up on the hill. This needs to be investigated. There is already a large pond in the back. You go down less than an inch and there is water there. You need to focus on that. It is a nightmare when you have to keep fixing it. This is a very nice neighborhood with large homes. If you have homes on the same street that are smaller you will affect our property values. From the conservation standpoint, what is wrong with the bigger plan, the Conventional Plan? Mr. Venincasa wants to do the Open Space
Plan because it is cheaper. We are all citizens of this town. Who will lose financially, a developer or the residents?
Chairman Brian Bush explained that the landowners have rights that they are protected by Mass General law. There is no requirement to build on a lot. There is a requirement to complete a subdivision within two years. A developer has a right to build a road. It is important to keep time constraints closer to what it should be this time. There are a couple of open space subdivisions in town. Uhlman Farms is one, the last portion is Birchwood which is an open
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Ridings II – Concept Phase
May 17, 2016
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space community and the homes are not smaller, just on smaller lots. This Board decided that there was a benefit to having open space subdivisions. Your concerns are duly noted but he does suggest that you go see some of the other subdivisions.
Mr. Fox said he has done some research on this. Our property is 1.7 acres and these will be below a half acre. You need to keep in mind water and traffic. They moved in to the neighborhood because there was a cul-de-sac. He thinks the Conventional Subdivision Plan will not affect them as much.
Mr. Mark Mettler, 7 Appleseed Drive said he wants to know about the traffic study but still feels that this will be a cut through for traffic. What does the traffic study measure and what is acceptable? Who decides it is good or bad. Is this a minimal impact, major or what?
Mr. James Tetreault said we must show the Level of Impact to an area. The traffic engineer generates traffic flow for the houses involved. The average is 10.6 trips per day per new house. They then calculate at different intersections to see what the existing standard in traffic is now. Then they add in the new increase in traffic to come to their conclusions. The judgment will then be made as to how much the new traffic will impact the level of service at the intersections. Look again at existing background traffic and then add in the new traffic. Work off what will be expected for additional traffic. It looks at background flow and then adds in new traffic. There will be judgments as to which way people are more likely to turn. Value judgments are
made.
Mr. Mark Mettler, 7 Appleseed Drive asked is the Study only on the new homes going in.
Mr. James Tetreault said the Study looks at background traffic and then the new traffic is added in. Grafton people are also concerned with cut through traffic from Westborough. What will a new route allow in traffic?
Mr. Mettler, 7 Appleseed Drive said he is looking to sell in the next 6 to 10 months. He is afraid these smaller homes and increased road will decrease his value on his home. It will change the value of the neighborhood.
A resident at 3 Appleseed Drive said he drives to work every day and uses a smart phone to find the shortest route. When there is a traffic jam, the smart phones will direct vehicles through their neighborhood. All people have access to devices and can be rerouted through neighborhoods. That will become a primary route.
Mr. Scott Foster, 15 Appleseed Drive remarked that the Conventional Plan is consistent with our existing neighborhood. He wants to see a study done on how this will impact our values. The traffic issue is a major concern of his. They bought this property because they were on a cul de
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Ridings II – Concept Phase
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sac. It was private. Everything is going to change for them. What will the results be? How will we the residents be protected?
Mr. Andrew Allen said he is in contract on a home on Harvest Way. They love the neighborhood because of the cul-de-sac. He is purchasing a property and thinks the extension of the road and the new subdivision will affect his property value.
Chairman Brian Bush said he understands his concern but the developer owns the land and has the right to develop it.
Mr. Mark Corcoran, 6 Harvest Way said the Conventional Subdivision is more consistent with the existing development. Smaller lots are going to command smaller homes. The existing homes are 3,800 or 4,000 square foot homes. If you build an equal size home it would be okay but smaller will change the whole concept of the neighborhood. The lots are about 15,000 square feet lots and not 50,000 square foot lots.
Chairman Brian Bush said the setback requirements are reduced in the Open Space Plan. The developer will fit the home in a buildable box.
Mr. James Tetreault said the lots are 140 feet wide. This allows a 110 foot wide house if they used all of it.
Chairman Brian Bush remarked that 110 feet is a large front for a house.
Mr. Mark Corcoran, 6 Harvest Way responded yes but they will be right on top of each other.
Ms. Doreen Romano, 2 Eden Circle said she is concerned with water. We are near wetlands and it seems they are getting more water than in the past. Her other concern is the traffic – does it have to be a cut through and maybe instead end in cul-de-sacs on both sides.
Chairman Brian Bush reminded the audience that the developer can propose whatever he wants. If it passes our zoning then it proceeds forward.
Mr. Gary Kessler, Conservation Commission member said he is curious about peak traffic flow from roads. Who approves these plans on roads?
Chairman Brian Bush said there are other parties that would also be involved, Town Engineer, DPW. The issue of cut through is one thing but going through another town is another problem. There has to be a level of coordination between the two towns.
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Ridings II – Concept Phase
May 17, 2016
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Mr. Mary Fox – 5 Harvest Way said they have a swale and a retaining wall in their yard. It is slowly eroding away. She does not have much confidence in retaining walls.
Chairman Brian Bush remarked that there are a few issues that have been brought up. One is water and we need to get the developer in to make a commitment to us.
Mrs. Janet Mazzulo, 7 Harvest Way said there is water coming down from the Orchard Hill project. It comes down from Adam Street onto Appleseed Drive. This is an existing problem.
Mr. Don Burn said why hiking he has encountered 2-3 springs on top of that hill. It should be addressed. Ask the Planning Board and Engineering to do some studies on speed tables. Look at the newer studies because this might make it unattractive for a cut through. Being an open space advocate, would like to see either Conservation Commission or Sudbury Valley Trustees to get the open space. He prefers the open space plan. As early as possible in the process the open space should be transferred and have there be a requirement for granite bounds and property markers on the trees. Watch how much he clears his land.
Mrs. Mary Corcoran, 6 Harvest Way said they bought their home in 1999. They love their property. She is concerned about the builder. In 2001, they took down trees. She called the police and Conservation Commission. If you look at Quick Farm Road, do we have any rights as to what we are being told will happen will actually happen. There are a lot of wetlands up there. It doesn’t feel right.
Chairman Brian Bush said we will issue a decision as to what has to be done. The developer will have to follow this. We can‘t regulate what he builds. He has certain rights.
Mr. Andy Koenigsberg said the Conservation Commission looked at this from their perspective. Any way they can gain open space they will support. He is a scientist, a hydro geologist. The soil conservation service only looks down about 4-5 feet. That hill is a drumlin. Water will percolate down a few feet and then flow. You have to look into doing a Ground Water Study. Look at discharge and flow patterns. A lot of the storm water design standards were developed 30 40 years ago. We get more rain now and this is why there is more flooding. He recommends a study be done and look at ground water and why there is an increase in water flow.
Mr. Mark Corcoran, 6 Harvest Way said homeowners have right or should. How can we minimize the impact to our homes?
Chairman Brian Bush said you can’t infringe upon the rights of others. The decision process is based on our design criteria. We take into consideration the comments of the citizens. We will evaluate them against the criteria.
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Ridings II – Concept Phase
May 17, 2016
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Mrs. Mary Fox, 5 Harvest Way asked what determines wetlands.
Mr. Andy Koenigsberg responded that wetlands are based on vegetation. There are certain indicator species. They also look at soils. If you take soil samples and the soil comes up grey, it indicates that there is water near the surface. The wetlands boundaries are defined in the field by a wetland scientist and then reviewed by the Conservation Officer. The wetland line will be determined by the Conservation Commission. A wetland can change over time.
Mrs. Fox asked how often you look at the wetlands.
Mr. Andy Koenigsberg responded that once determined, that is the line that the developer will use. There have been tines that wetlands have changed.
Mr. Fox asked the Planning Board do we have the right to get our own traffic and water reports. If they differ what would the board do?
Chairman Brian Bush said we again use a Peer Review to represent the Town on top of the developer’s Traffic Study. You can come in to look at the Traffic Study. It may or may not influence us. We use a 3rd party to review.
Mrs. Mazzulo said she envisions seeing trucks coming up and down Nash Street. Can we keep the trucks in the same area?
Chairman Brian Bush said there will be a lot of site work and the volume of truck traffic will be significant. We will monitor as safety is a big concern to the Planning Board.
Mrs. Stacey Israel, 10 Appleseed Drive asked if the roads are destroyed will they be fixed.
Chairman Brain Bush said there will be a bond in place so the Town has security to complete the road work if necessary. He would like to have this hearing remain open.
Chairman Brian Bush asked the Board if they had questions.
Member Tim Paris remarked that in anyone of the plans, drainage and ground water will be a big concern. We are looking at accepting an option at this point. He likes the preferred Open Space Plan and thinks that it will have the least effect on the abutters. The road will be further away from Appleseed Drive. It is a judgment call as to where people will go. You do use the prevailing traffic to see which way people will turn. This involves a new road and takes a more global look at it. There is the potential for people to use it as a cut through. Are trails going to be proposed under the open space plan? If they are paralleling behind the homes you could use a swale adjacent to them. That could help control runoff.
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May 17, 2016
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Mr. Steve Sloan, Sudbury Valley Trustees said he looked at open space for trails. The Board should note the existence of a vernal pond. It continues on the Grafton side. In terms of buffer, species will benefit from a buffer around it.
Member Bill Spencer said there have been great comments tonight. He visited the property and sees some of their concerns. Water and traffic are real issues. Property value is also a concern. This is a hilly piece of property and grading will be a very big problem.
Member Mark Silverberg said of the 3 designs he is leaning towards the preferred Open Space. One reason is drainage. There will be far less road surface. The Conventional Plan will create more surface drainage. The developer has to prove that none of the subdivisions will affect your lots. As we progress, and if drainage issues increase, we will have to see if we can get him to fix the issue. Drainage is his biggest concern. He is an appraiser. He sees 2-3 million dollar homes on 25,000 sf. The open space would be available for everyone in town to use. It is an appealing factor. He is concerned about the road being a cut through. We can’t dead end the road. Do we condition upon the Grafton approval? He is not sure how this will
work. He is curious to see the Traffic Study. He agrees with putting in measures to slow down traffic. If the developer can prove the yield, then we can choose which plan will be built.
Mr. James Tetreault said we will tie into sewer on the Westborough side. We have a letter from DPW stating that the pump station at Harvest Way was designed with contemplating 19 lots being designed.
Member Mark Silverberg remarked that the existing circle is large. How will that be designed so it won’t be a build in the middle of Harvest Way?
Mr. James Tetreault said you will take out the arc on each side of the road. The Mazzulo’s will get this property.
Member Mark Silverberg remarked he does not want to be back here in 15 years and see that the roads are not still complete. We need to come up with ways to do this right.
Member Charlie Diamond said he has two issues. The first is underground water flow. Anything being built on the slope could divert underground streams. This could create more problems. A study is needed to determine where the water veins are underground. As navigation systems improve the traffic will increase on Harvest Way. We need to confer with other departments to minimize flow and reduce speed. He does not know of a way to stop this development but to minimize their impact would help.
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May 17, 2016
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Chairman Brian Bush said the whole thing with Grafton being a through road, if you get approvals in Westboro and not in Grafton, we would be looking at an extended cul-d- sac. Would we have exceeded our length of a cul-de-sac with Harvest Way.
Mr. James Tetreault said without extending all the way through, you could not extend Harvest Way.
The Town Planner said he can’t do a loop road and have it come back on itself. None of these will work without breaking into Grafton. We might consider completion of road through to Grafton. It could be a condition that to allow for building permits the completion of road into Grafton would have to be done first.
Chairman Brian Bush said it is not uncommon to have phased construction. When a developer starts they must bond work before work gets done. Sometimes a developer will phase it because a through road will need to go in first. The Fire Department would want to see that. We need to begin to deal with this. He is not sure town sewer is going in.
Mr. James Tetreault said they have a letter from DPW saying the design capacity is there.
Mr. Carl Balduf, Town Engineer said we have committed to allow this project to connect to town sewer.
Chairman Brian Bush said that cuts and fills are going to be a big deal. We might want to see calculations on this. The Grafton Planning Board, when do you go again?
Mr. James Tetreault replied on June 13th for their Preliminary Phase.
The Town Planner said that Grafton does want to coordinate with us.
Chairman Brian Bush said we need to have someone who can make a decision for the developer in here. The drainage and water are a very big deal. If there are water issues now there will be issues with water on the road. Our next step is to decide which plan to let the developer proceed with. From a development prospective, he leans toward the developers preferred open space plan which allows for open space which is a key factor for Westborough. It makes this town different from other towns. He understands the sentiment of their values. He is not sure that your values get adversely impacted by lots and houses smaller down the street. He understands the sentiment of their neighborhood. When we make decisions we try to think about the long term and make a positive
impact for people who move into town. We don’t have technical review from the Town Engineer. He wants to continue the hearing.
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Ridings II – Concept Phase
May 17, 2016
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The Town Planner said the questions on the Traffic Study are all in our Subdivision Rules and Regulations. A Developer is required to do a Traffic Study and we a Peer Review Study. The Developer is required to do an Environmental Assessment Study in the Preliminary and Definitive Phases. Grading and drainage is singled out. You cannot provide egress to another dead end street or another street whose egress and return is to a dead end street. On the issue of property value, we do not have a standard on this. He will call the Town Assessor and look at values of larger homes versus a neighboring open space community.
Member Mark Silverberg asked how we could stop the pass through street. He has a right as an owner to develop his land. We just have to make sure we can get it done.
The Town Planner said there is nothing that says we can deny a Subdivision Plan based on value.
He will speak with Grafton on trying to get together.
Member Tim Paris said there are ways you can dead end a road but set it up so that emergency vehicles can still go over them.
Chairman Brian Bush said he wants to talk with Grafton to see if they are dealing with the same issues.
Member Mark Silverberg motioned to continue the Special Permit Public Hearing on the Ridings II to June 7th. The motion was seconded by Member Charlie Diamond and unanimously voted.
Chairman Brian Bush reassured the audience that the comments that have been expressed will be noted in the Minutes. In the interest of time at the continuation, we will only take new comments.
There being no further business to discuss, the meeting adjourned at 9:29 p.m.
Respectfully submitted,
Sandy Spinella/Administrative Assistant
APPROVED:
--------------------------------------------------- -----------------------------------------------------Brian Bush, Chairman of Board Mark Silverberg, Vice-Chairman of Board
------------------------------------- ---------------------------------- -----------------------------------
Charlie Diamond William Spencer Tim Paris
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