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Home My WebLink AboutMinutes - PB - 11/15/2004 Planning Board Meeting 1 of 3 November 15,2004 COHASSET PLANNING BOARD MINUTES DATE: MONDAY, NOVEMBER 15,2004 TIME: 7:00 PM PLACE: COHASSET TOWN HALL—BASEMENT MEETING ROOM 41 HIGHLAND AVENUE, COHASSET,MA 02025 Board Members Present: Alfred Moore, Chairman Peter J. Pratt,Vice Chairman Robert H. Sturdy Stuart Ivimey, Clerk Mike Westcott Board Members Absent: Recording Secretary Present: Jo-Ann M. Pilczak Town Planner Present: Elizabeth B. Harrington, Town Planner MEETING CALLED TO ORDER AT: 7:15 PM 7:15 P.M. OX PASTURE LANE UPDATE Peter Baytarian present. John Modzelewski reviewed his 11/03/04 puchlist,noting that: guardrails are up, improving safety issues;binder course of driveway is acceptable; a house is under construction on a non-released lot; there is a need to discuss approval of the subdivision as the wording states that if the subdivision is not completed within 24 mos., approval is rescinded; and,that paving should not be done at this point in the season. Members Sturdy and Ivimey disagree feeling the work should have been done already and that not doing it sets this project further behind schedule. Baytarian agreed to contact pavers next day. Modzelewski noted that the cul-de-sac is undersized (<50' radius) and must be corrected before paving, including moving fire hydrant. Baytarian noted that Con. Comm.has given go ahead for minor revisions to Topol's driveway into conservation area and that he will be adding guardrails. Modzelewski suggests monthly visits,reviews,reports for future projects to avoid problems. Ox Pasture to be on Dec. 1 Planning Board Agenda. L. Harrington to send memo to Building Inspector asking him to attend Dec. 1 meeting to address Ox Pasture. 7:40 P.M. HIGLAND ESTATES(BEECHWOOD STXNADER DEFINITIVE SUBDIVISION FILING, CONTINUED PUBLIC HEARING, APP: ANTHONY NADER, DATED: 09/08/04. Applicant's attendees included: Applicant Nader,Attorneys Walter Sullivan and Paul Ayoub, Architect Jim Sandell, Traffic Consultant Tim Wagner,Drainage Consultant Frank Holmes and Neil Murphy,P.E. Architect Sandell described property as 18 acres with ledge outcropping, intermittent streams,bordered on east by proposed train and on south by Beechwood St. Property is zoned as RB. Lots will be 35,000 sq.ft. single family lots. Main access point exists from Beechwood St.which will incorporate abutters Kenney and Haddad's driveways so there will be only one driveway,not three. Overall goal is to preserve as much of the existing site as possible,by tucking houses into landscape,minimizing clearing required. Tim Wagner, Traffic Consultant, stated that intersection capacity analysis indicated that there will be no change in service with only a 3%increase in daily trips on Beechwood St. Site distance from proposed driveway east is over 700',west up Norman Todd is 450', and west up Beechwood St. exceeds 500' all of which exceed the town's clear site distance. No traffic or safety impacts by the 14 proposed residences. Member Moore asked if there is need to study the impact of the train crossing and traffic at proposed entrance. Wagner indicated that, if anything,the train will have positive impact on traffic as it will reduce 85%''e traffic speed in the area.. Frank Homes,Drainage Consultant, outlined existing conditions: water flows in many directons; on west, into Mealy's Pond, eastern portion of site flows from a high point through middle of site east towards the RR tracks;portion of site near Beechwood St. on south flows into Mealy's Pond directly and into catch basins on Beechwood St. Proposed conditions generally maintain same drainage patterns except that closed drainage system is proposed that will collect water and divert if to detention basins that would outflow into Planning Board Meeting 2 of 3 November 15,2004 wetlands. Concerned that roadway is tipped,not crowned which may result in icing across the roadway. Second concern involves 100 yr. flood elevation for Mealy's Pond(elevation 32)which is 3.5'—4' higher than entrance roadway which could flood Beechwood St. Working with John Modzelewski to make sure detention basins will function as designed to avoid this. Member Pratt noted that Town has upgraded the inlet into Pegram's Brook on the south side of Beechwood St. and that the MBTA has stated it is not their problem to address drainage in the area except to upgrade a few culverts which further complicates the drainage issues from Pegram's Brook. John Modzelewski suggested the Board walk the site. Meeting Open to Public: John Kenney, 53 Beechwood St. stated concern about flooding in his yard as happened when temporary road was put in and about catch basin drainage backing up into his basement. He would like to be included in the walk of the site. Member Sturdy noted that cluster condominium guidelines/restrictions may need to be imposed on the grading of the lots in a covenant to freeze the profile and gradients of the land once plans are approved. Claire Haddad, 59 Beechwood St. asked about impact of drainage into vernal pool and how drainage will affect levels as their driveway passes through it. Explained that the water is released and drains out slowly,not in a flood of release and that the rate will not be anymore than it is today. Septic fields will be individual although 1 or 2 may share a septic field. Member Moore noted that Rose Hill had to level the site to accommodate leeching fields and he hopes Highland Estates can preserve some of the trees and that the Planning Board has asked for an inventory of significant trees in past subdivisions. Neil Murphy noted that the trees can be sprayed. Lot 1 is the only lot affected by conservation restrictions. Member Pratt suggested rerouting drainage under Beechwood St.to new culvert to avoid problems and that the median strip planned by the MBTA should at least be on the plans as it could obstruct driveways. Member Sturdy suggested sending plans to MBTA. Public is invited to leave their name and number with Planning Board Office if they want to be informed about future meetings. Peter Workman,43 Beechwood St., noticed stakes in ground and would like to know what they are for—would like to go on walkthrough of site. Claire Haddad, 59 Beechwood St. asked about timetable for completion once project is approved—generally,2 yrs. Walkthrough scheduled for Saturday,November 20,2004 at 10:00 AM. Attorney Sullivan mentioned that applicant is not yet ready to meet with Con. Comm, as they are still hiring a consultant so Con, Comm. should probably not be included in walkthrough. Member Pratt asked for estimate of ledge removal. Jim Sandell noted that estimate is not yet complete,but philosophy is to maintain the ledge. John Modzelewski noted that existing septic systems must be located as drainage should not be within 50' of them. MOTION: by Member Sturdy to continue Public Hearing to December 15,2004. SECOND: by Member Ivimey VOTE: 5—0 MOTION APPROVED 9:05 P.M. ZONING WARRANT ARTICLES PUBLIC HEARING Clerk Ivimey reads advertisement. Article 13: Member Sturdy feels this is too difficult for the owner who wants to add a small,conforming addition to their home. Ben Lacey,ZBA felt this applies only to Residential A properties and that in fact the ZBA could be more liberal and deal with these decisions case by case. The statute allows it and it doesn't need to be changed. MOTION: by Member Sturdy to indefinitely postpone this article SECOND: by Member Pratt VOTE: 5-0 MOTION APPROVED Article 14: Right now, if the Planning board does not approve a site plan and the building inspector denies a permit based on the Planning Board decision. The application can go before the ZBA and the ZBA ends up reviewing a Planning Board decision. Member Ivimey questions the constitutionality of one board reviewing and overriding an elected board's decision. Member Sturdy noted that a site plan is essentially a special permit and the Planning Board can issue a special permit and that perhaps the change should be to call this a "Site Plan Special Permit. Town Counsel removes references to appeal process for site plan review. MOTION: by Member Sturdy to indefinitely postpone this article and get more detailed legal review SECOND: by Member Pratt VOTE: 5-0 MOTION APPROVED Planning Board Meeting 3 of 3 November 15,2004 9:45 P.M. ADMINISTRATION • Member Sturdy asked L. Harrington to get a letter from Acting Town Manager Mike Buckley appointing Richard Henderson as counsel for abutters of Cedarmere. • Liz Harrington asks Planning Board Members for budget input for special projects,town engineer etc. • Applicant John Englander,Lambert's Lane needs second mylar signed for Land Court. L. Harrington will review mylar to make sure it is exactly the same as the approved mylar before Member Moore signs. MOTION: by Member Westcott to adjourn SECOND: by Member Ivimey VOTE: 5—0 MOTION APPROVED MEETING ADJOURNED AT: 10:20 P.M. NEXT MEETING: December 1,2004 at 7:00 P.M. MINUTES APPROVED: DATE: