BELLINGHAM
(508)
966-0991; FAX (508) 966-2317
PlanningBoard@bellinghamma.org
April12,
2007 Meeting Minutes
·
Present
at the meeting:
Brian J. Sutherland (BJS) Chair
Glenn C. Wojcik (GCW), Vice Chair
David Brown (DB) Secretary
Thomas J. Guerin (TJG),
Roland R. Laprade (RRL),
Stephen Bartha (SB)
Other
officials: Stacey J. Wetstein, (SJW) Town Planner
Amy Cook, (AC), Commission on
Disabilities
Mary Chaves, (MC) Coordinator
BJS opened
the meeting at
TJG: Motion
to sign minutes of 3.22.07.
DB: Second.
Vote: 4-0,
Approved. RRL abstained, absent at 3.22.07 meeting.
RRL: Motion to sign vouchers.
TJG:
Second.
Vote: 5-0,
Approved.
TJG: Motion
to sign EMC Scenic Road Special Permit Decision as amended.
DB: Second.
Vote: 5-0,
Approved. RRL abstained (missed hearing).
EMC Shade Tree Removal Special
Permit Decision Signing
TJG: Motion
to sign EMC Shade Tree Special Permit as amended.
GCW:
Second.
Vote: 5-0,
Approved RRL abstained (missed hearing).
High Ridge Estates
SJW advised
the Board that a lot had not been released that has been built and is ready to
be sold and that after checking the files there were four lots for which she
could not locate the release.
RRL: Motion
to sign lot release for lot 16,
DB: Second.
Vote: 4-1,
Approved. GCW voted nay.
Marty’s Auto Development Plan Review
and Water Resource Special Permit
SJW advised
that an engineering peer review was underway at the request of the Conservation
Commission. RRL stated that he would be
more comfortable waiting until there is a new Board in place before hearing the
application. TJG felt that they may be far
enough along to hear the application
Nathan
Mahonan of Hannigan Engineering updated that Board on where they were in their
peer review. They have gone back to pre
and post condition analysis.
Nathan
reviewed the present and post building conditions. He indicated that after development there
would be less impervious surface at the site.
He reviewed each of
SJW advised
the Board that Conservation Commission has indicated they were comfortable with
the review and expect to issue an order of conditions at the next Conservation
meeting.
The Board
them that they would need to submit landscape plans, Operation and Maintenance Procedures
and address all of
RRL Motion
to draft favorable decision for Marty’s Auto Water Resource Special Permit
conditional upon all the plans and changes being done as discussed.
TJG:
Second.
Vote: 4-1,
Approved. (GCW voted nay)
TJG: Motion to draft favorable decision for
Marty’s Auto Development Plan conditional upon all requests being met prior to
next meeting on
DB: Second.
Vote: 5-0,
Approved.
Zoning Proposals for
RRL: Motion to waive reading of public Notice.
DB: Second.
Vote: 5-0,
Approved.
Pulaski Blvd. Overlay District
Guy
Fleuette, Vice Chairman of the committee, reviewed the purpose of the overlay,
and gave an overview of the steps taken to develop bylaw. RRL advised the Board that he felt that
although the density allowed was conservative by mixed use standards it was all
he was comfortable with as the surrounding area is already dense. He further stated that having this
alternative would help the area become revitalized and hopefully reverse the
spiraling decline of the area. .TJG asked “why anyone wouldn’t vote in favor”
of the overlay. MC responded that this was a new idea for the area and any
change, even a positive change, can be a scary proposition. Fear of change,
fear of the area becoming inundated with new homes, or with people being forced
out of their homes seemed to be a factor.
Fear is not always rational but exists just the same said MC. Attorney Ambler stated that he felt that the
density allowed was too great and asked the Board look carefully at the
bylaw. He also commented that only a
few parcels would be able to take advantage of the overlay due to lot size
requirements. Jerry Mayhew, Board of Selectmen representative to the Overlay
Committee, stated that there were spirited arguments made during the drafting
of the bylaw, but none mean spirited and suggested that not everyone on the
committee agreed totally with every aspect of the bylaw but that it had many
good aspects. DB commented that the restriction for sign height to 13 feet over
driveways and access points would not allow delivery trucks access. The standard delivery truck requires 14 feet
clearance.
RRL: Motion
to amend sign height to maximum of 14 feet on the Town Meeting floor.
DB: Second.
Vote: 5-0,
Approved.
Andy
Bisante Jr.,
RRL: Motion to recommend the Pulaski Boulevard
Overlay District Bylaw with the sign height to be amended to “14 feet maximum”
on the Town Meeting floor.
TJG:
Second.
Vote: 5-0,
Approved.
As-Built bylaw amendment
SJW advised
the Board that she had been working with Don DiMartino regarding new As- built
certificates which is currently under the jurisdiction of Inspectional
Services. The change would have the
authority for inspection and sign off of as-builts go to the DPW instead of
Inspection Services.
RRL: Motion to recommend As-Built bylaw.
DB: Second.
Vote: 5-0,
Approved.
Attorney
Joseph Antonellis represented K & S Realty Trust, principal Bradley Wright,
on the proposed zoning article required under bylaw major residential proposal
in a multifamily area.
Frank
Corvane,
Mike
Disario asked about construction and no sidewalks and complained about problems
with his unit. .Audrey Disario commented that they would be barricaded in their
home during construction with the construction vehicles and dust and debris
created during construction.
RRL asked
about sidewalks. Instead of sidewalks
there is a walking path around 48 units was built in lieu of sidewalks.
Edna
Johnson,
Alfred
Milgram,
Edna
Johnson asked how a larger system is less expensive in the long run. Mr.
Milgram replied that there would be longer time for the need to replace it. Typically
septic systems have a failure in about 15-20 years. He would rather the contractor pay for the
reconstruction now.
Christine ?
from the last house on
Abby
Cirrione, 501 Village Lane said when she was looking to buy she asked Mr.
Wright if more units would be built and they were advised it would happen when
Town sewer was available. Town sewer is not available and he is intending to
build.
Judith Katz
,
Scott
Sutcliffe is concerned with temporary access using
Density is
an issue and open space is important to the abutters and current residents.
Walter
Kelly,
Helen Kelly
stated that there are no sidewalks on Hixson or
Abby Cirrione
asked the Board how many have driven through or walked the area. BJS has but the other members were not that
familiar with the development.
Donna
Moran,
Harry
Hamjian,
James
Cotter,
SB asked
why the new units would not be part of the association. Attorney Antonellis replied because the
ownership was separate.
GCW: Motion
that the Board not recommend Hartford Village II Concept plan
BJS: Second.
Discussion: RRL does not like the plan but this is merely
a concept plan which could change dramatically in the PB process.
Attorney
Antonellis stated that the only points to consider in the concept plan were the
number of units, age restriction and type of units.
BJS
countered that he disagreed with Attorney Antonellis’ opinion. The plan indicated the placement of the units
and the removal and replacement of the existing septic system and the impact to
the existing units should be considered.
GCW replied
that there could be an impact on the wells and the community.
SB
commented that there are options beyond the concept plan. If the vote is only about the bullet points
of the plan, should the concept pass at town meeting it would have to come to
the board.
BJS stated
he agreed with Mrs. Katz statement and the density is an issue with this
development and would continue to be an issue.
BJS said it
was the whole package not just the “bullet point” words.
Vote: 3-2,
Approved.
SJW advised
the Board that the Finance Committee asked for an opinion. Jim Dunlea presented an overview of the
reasons to preserve High Street as a
TJG stated
that as a member of the fire department he has had to respond to emergencies in
the High Street area and that he would rather have the area serviceable by
emergency vehicles that force replacement of trees and stone walls.
RRL said
that there had been much discussion over the years about making High Street a
scenic road.
RRL: Motion
to advise Finance Committee that it recommended by PB.
DB: Second.
Vote: 4-1,
Approved. TJG voted against.
EMC Definitive Subdivision
Dan Feeney
of Beals and Thomas, Attorney Chris Toomey of Carter English, addressed the
Board on outstanding issues for EMC. Chris Toomey updated the board on the
plans and the peer review process
Dan Feeney
recapped for the Board the events of the
Area
residents voiced their concerns and questions to the Board. Susan Silvia is
concerned about school busses and closing off High St. Jeff Prescott 314 Maple
St concerned about traffic on the roadway as well. Jim Dunlea and Brian Hall
wanted to restate their position that High Street should remain open through to
The Board
discussed the roadway at length. It was
agreed that should the Board of Selectmen agree to closing off High Street from
RRL: Motion to draft favorable decision with
conditions made earlier that the intersection of High and Maple St.
Parkway created and maintained by subdivision owner;
Proponent goes to Board of Selectmen before the roadway is
built as discussed;
4 way stop if High Street remains open to
TJG: Second
Discussion:
Conditions to include that traffic study is done when first build out;
planner’s review of plans and all peer review engineering issues resolved
Vote: 4-1
GCW voted nay. Approved
SJW asked
the Board’s approval to formalize a committee to work on developing an overlay
district for the
RRL: Motion
to create Town Center Overlay District Committee.
TJG Second
Vote: 5-0,
Approved
RRL: Motion
to adjourn
TJG Second
Vote5-0
Approved.
.
Minutes Accepted on: _______________________ ______________________________________
(date) (prepared by: Mary
Chaves)
__________________________________________ ______________________________________
Roland R. Laprade Brian
J. Sutherland
__________________________________________ ______________________________________
David Brown Glenn
Wojcik
__________________________________________
Thomas J. Guerin