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HomeMy WebLinkAbout1993-03-02PLANNING BOARD MEETING SENIOR CENTER I~RCH Zt 1993 The meeting was called to order at George Perna. 7:10 p.m. by the Chairman, Members Present: Joseph Mahoney, John Draper, Richard Rowen and Richard Nardella. John Simons arrived late. Kathleen Bradley, Town Planner was also present. Discussions Woodchuck Lane - ~ooeptanoe/Compliance Attorney Cohen made a presentation to the Board regarding Woodchuck Lane. D.P.W. will inspect the roadway to determine whether it is in acceptable condition. On a motion by Mr. Draper, seconded by Mr. Mahoney, the Board voted unanimously to have D.P.W. inspect Woodchuck Lane to dete£mine the condition of the roadway. Bonds - Richard Nardella Mr. Nardella discussed the present bond situation. Handouts were given to the members regarding procedures. The following are high- lights from his presentation: Money would be received up front prior to developer accessing site to protect town. Check submitted to Planning Board prior to recording/signing of bonds. As developer creates infra-structure, he petitions the Planning Board prior to construction. Mr. Perna questioned what the covenant was for. Mr. Nardella stated that there were four ways in which a bond could be created. A covenant is generally the preferred method. Concerns with fairness of requiring entire roadway amount upon release of one lot - site specific. Suggestions from Town Counsel were as follows: strengthened earth removal bylaw. establish Town Policy. Review Town forms. Mr. Draper wanted to know what other towns do. Mr. Mahoney stated that forms should be attached to the zoning Bylaw or in the Regulations. Mr. Perna questioned whether the Town could not accept insurance bonds. Mr. Michael Kasabuski wanted to know what was wrong with the present method. Mr. Nardella stated that there was no established policy and that there was a need for money to be put up front to protect the Town. Mr. Rowen suggested that loops in the bond system be closed. North Andover Estates - Slopes Ernie Gralia, Elm Service Corp., went over the following issues: me Slope was cut loamed and stabilized in the late summer, rainy fall caused erosion problems Erosion problems currently exist Mr. Gralia has had discussions with Bill Hmurciak and an erosion expert about this issue a. waiting until Spring to do anything to protect slope b. possible cut to 2:1 slope. Mr. Draper asked about the "high-tech" material that was supposed to work. Mr. Perna stated that the tree line would be preserved by a 2:1 slope. Mr. Rowen stated that it appears to be a sub-surface problem at the site and that a 1:1.5 may work. Mr. Simons asked if the hill was going to be removed entirely, or if houses are going to be built according to the topography. Did not want to see big cuts to build one house, as cuts continue uphill, look to see if pitch of road is greater, less cutting to be done. Place houses to fit topography. Mr. Rowen would like the developer back before the Board prior to any new construction in the Spring. The Board asked that the developer come back on the first meeting in May. The date to be determined later, as Town Meeting is scheduled for the first week in May. Mr. Kasabuski asked when it thaws, what will happen to the erosion and sedimentation and will it flow across the road to Chestnut Street. Mr. Nolan stated that a crushed stone barrier exists, nothing has been lost off the site. Mr. Nardella asked that the developer address the issues and respond. North andover Estates - Bond A letter was read from D.P.W. with a recommendation of $322,600.00 be set for the bond amount. Mr. Rowen wants a detailed list for the total amount. Mr. Draper expressed being uncomfortable with lump sum amounts, and wants itemized list. Mr. Perna asked that the Board accept the dollar amount with itemized guidelines. Mr. Gralia requested lot releases for Phase I of the development. Mr. Nolan asked if a bond recommendation from D.P.W. was ever short. Mr. Rowen wants to see the detailed list up front before voting on the bond amount. He asked how the bond would be lodged. Mr. Gralia stated that the bond would be in the form of a Tri-Party Agreement on Town forms. Mr. Nardella stated that the Board could vote to rescind lot releases. On a motion by Mr. Draper, seconded by Mr. Nardella, the Board voted to approve the bond per staff's satisfaction that it is finished. Two members to sign, the third to sign at later date. North Andover Heiqhts - Siqn Plans Staff to review documents required by subdivision approval. Two members to sign the plans now, the third to sign upon review of accompanying. Publio Hearings Stevens Crossing - Definitive Subdlv~s~on/Speo[al Permit PRD Mr. Simons read the legal notice to open the public hearing. There were approximately thirty four members of the public in attendance. Mr. Simons read letters from the following: 2. 3. 4. 5. Police Chief - no traffic problem Fire Chief Martha Larson William and Thomas Rockwell Sample letter sent to the Board of Selectmen and Planning Board James Hartrich Mr. Perna requested that the developer comment on all letters at the next meeting. Mr. Perna gave an outline of the process of the meeting: Developer to outline project Board asks questions Public comments a. constructive comments Stephen Stapinski, Merrimack Engineering, and Jonathan Woodman, Architect from Woodman Associates, were present. Mr. Stapinski gave a presentation of the location of the site, that being Osgood Street, a State highway. e e There are 15 lots on an ANR Plan, all with adequate frontage, individual septic systems, with house set in checkerboard fashion, this would disrupt "vista" of site. Conventional subdivision, 1 acre lots, 150 foot frontage, 19 total lots. Wetlands to top and middle - even with 75% CBA requirement - 20 lots could be created. All septic systems because wetland - setbacks can be complied with Ail zoning regs can be complied with Effort to protect wetlands, topography and street shape. Mr. Jonathan Woodman spoke on the following: e preliminary PRD that fit within the current PRD Bylaw Development of two squares , attempt to protect space and sense of rural New England. Attempt to keep sense of open space Open space - 35% Town staff directed the developer to come back with something that would preserve the maximum amount of open space, keep vista of open field, maintain visual corridor. Mr. Woodman commented on the current PRD Plan: 45% open space Maintain open field vista along Osgood Street in both directions A landscape plan was shown and described. Mr. Stapinski, on the PRD: Se extend sanitary sewer to site, abutters will be able to tie into sewer, watermain will be extended into site. hydrants Storm drainage system Detention pond behind Lot 9 a. topographically it works well and is screened from the rest of the development. No activity within 25ft. of any wetlands No houses within 50 ft. of wetlands. Wetland crossing required for sewer extension. Mr. Rowen questioned the location of the drainage basin. Mr. Simons questioned a 50 ft. buffer zone. Mr. Stapinski outlined the 50 ft. buffer zone.. No structures will be within the 50 ft. buffer zone but there is paving along Hartrich Property. A variance is requested from the ZBA for this. Mr. Mahoney read the definition of buffer zone from the Zoning Bylaw. Mr. Nardella asked what amount of variance was needed. Mr. Draper asked how close the road would come to the property line. Mr. Stapinski stated that 15 ft. and 20 ft. set backs from Hartrich land would be provided. Additional landscaping will be placed along the back of Hartrich property. Mr. Perna asked about the Larson property. Mr. Stapinski stated that a 50 ft. buffer will be maintained along this property line. Mr. Perna asked if all houses would be sewered. Mr. Stapinski stated that they would be including the existing house and barn and be gravity fed. Mr. Perna asked if the mansion house lot would be covenanted so that it could not be subdivided in the future. Mr. Stapinski's answer was "yes". Mr. Perna questioned if conservation had reviewed the setbacks.. Mr. Stapinski stated that at the Technical Review Committee it was agreed to keep the 25 ft and the 50 ft. setback in the design. A lot has been eliminated in the isolated wetland, it is protected wetland under the Towns Bylaw; but not protected under the State. Mr. Nardella questioned the size of the sewer. Mr. Stapinski stated that it was large enough to handle the subdivision and the proposed Edgewood Life Care to be built across the street. Mr. Perna asked if there were discussions with the D.P.W. Mr. Stapinski stated that it was minimum size but adequate. There is no letter in the file from D.P.W. on this issue. Mr. Perna wanted an explanation on the unusual cul-de-sac. Mr. Stapinski stated that there was a 125' diameter requirement in the bylaw. The square has 125' diameter; at least as big at the corners. 50' radius of pavement required, more pavement than required. Landscaping in the center of square. Mr. Woodman stated that there would be cobblestone around the center square, a row of 5 cobblestones will be placed around the circle, large tree will be planted in the center such as an oak or beech. Mr. Perna asked if there would be sidewalks. Mr. Woodman stated that there would be a 4' sidewalk on one side of the road and fences along property line, around the squares only. A waiver from the Planning Board for the 4' sidewalk has been requested. There will be trees planted between the sidewalks and the street. D.P.W. may require that trees be on people's property, and not on grass strip between road and sidewalk. Mr. Draper asked if Osgood Street lent it self to sidewalks. Mr Perna, speaking as D.P.W. Director, is looking to convert street to town street, including sidewalks - Chickering Road to High School. Mr. Stapinski stated that a combination of open space in connection with high school fields, gives the ability to walk through open space. Stone dust path will be created to high school next to Lot 10. Mr. Simons wanted to see architectural design. Mr. Perna wanted to see landscape plans. He asked if houses will be built as shown. Mr. Woodman stated that lots will be able to have more than one house option. Mr. Perna asked the price range. Mr. Thomas Laudani, developer, stated the following prices: $275,000 - average $255,000 to $295,000 2,300 - 2,400 sq. ft. average Certain lots can only accommodate certain style homes. Color selection is limited. Mr. Laudani stated that he was voluntarily reducing lots sizes to increase open space. There is no increase in density. Explanation that town will get more amenities from PRD. Consistency of homes in planned development. Mr. Laudani read a "comparative analysis" of ANR v. PRD as submitted to the Board. Mr. Perna opened questions from the audience. Bill Rockwell, an abutter, commented that open space on this site is not necessary because there is a lot of open space that is in the neighborhood. He further commented that crowding of houses not worth the open space trade off. In favor already of one acre lots, conventional subdivision. Mr. Nardella stated that there was no guarantee that the open space will remain, neighbors can in fact subdivide land themselves. Mr. Rockwell stated that a "bad precedent was being sent". Mr. Nardella stated that it was generally beneficial to town to gain open space. Nancy Melia, Osgood Street, asked who would own the open space. Ms. Bradley, Town Planner stated that the Trustees of Reservation or the Town would won it. It will not be able to be built on. James Hartrich, Osgood Street, had the following concerns and/or issues: appropriateness of site for PRD, i.e. lot size. buffer zone issue - violations a. existing structure within 50ft. buffer zone - barn b. Bailey Square c. driveway If area is to be left natural condition, what happens to lawns etc, in back of house. Adverse effect on neighborhood a. noise b. congestion ¢. effect on quality of life d. traffic issues Mr. Draper asked Mr Hartrich what he would prefer. Mr. Hartrich answer was that he would prefer ANR Plans. Mr. Draper asked about a conventional subdivision. Mr. Simons stated that it was stretching the point on the barn in the 50ft. buffer zone. Need to look at roadway/driveway issues. Lot size issue needs to be examined, may be able to make lots larger Small clusters of houses do exist on the site today, i.e. mansion, chapel, barn, Hartrich house and Rockwell Estate. Creation of traditional housing George Chory expressed concerns with setting a precedent to change PRD, bad precedent. Barbara Hartrich, Osgood Street, asked about ZBA variances requested. Mr. Laudani stated that variances for lot size and buffer zone have been submitted. Mr. Stapinski asked the Board for direction. Mr. Michael Bider III, 179 Andover Street, had questions on the enhancement of the village setting of Philips Common. Mr. David Pristash, 60 Highwood Way, wanted the Board to go with the PRD plan that fits with the existing bylaw. On a motion by Mr. Nardella, seconded by Mr. Mahoney, the Board voted unanimously to continue the public hearing and schedule a site visit. Mr. Laudani stated that he needed an endorsement of waivers for the PRD for the ZBA. Mr. Simons told Mr. Laudani that the Board was not finished with deliberations, and the plans may change. An endorsement is subject to subsequent approval by the Planning Board. The site visit will be scheduled for Saturday, March 6, 1993 at 8:00 a.m. Discussions Bayfield Development - Covenant The Board signed the covenant. Meadowood - Phase DeveloDment Variance The Board discussed the phase development variance requested by Mr. Laudani for Meadowood PRD. Mr. Simons suggested possible change to the phase development bylaw. Mr. Laudani asked if the code enforcement officer would monitor the development. On a motion by Mr. Mahoney, seconded by Mr. Draper, the Board directed Ms. Bradley, Town Planner, to send a letter to the ZBA stating that the Planning Board endorses the variance request. North Andover Estates - Entrance Sign Mr. Perna showed the Board some sketches of a proposed entry way. The Board felt that the structure as proposed was too big for the site. The Board would like to see a smaller structure in a "New England" style. &diournment The meeting adjourned at approximately 10:44 p.m. ~anet L. ~.aton, Secretary George Perna, Chairman