HomeMy Public PortalAbout20211115 - Planning Board - Meeting MinutesHopkinton Planning Board
Monday, November 15, 2021 7:00 P.M.
REMOTE MEETING
Minutes
Members Present:Gary Trendel (Chair), Robert Benson,Fran DeYoung, Shahidul Mannan,
Jane Moran, David Paul,Ron Priefer, Sundar Sivaraman
Members Absent:Mary Larson-Marlowe (Vice chair)
Present:John Gelcich, Principal Planner; Stephanie Pemberton, administrative assistant; Phil
Paradis, BETA Group
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Mr. Trendel called the meeting to order at 7:00 PM
Mr. Trendel called the name of each Planning Board member, and each member that was present
responded affirmatively that they were present and could hear him. Mr. Trendel then called the
names of staff members; Mr. Gelcich, Ms. Pemberton, and Mr. Paradis who responded
affirmatively that they were present and could hear.
Mr. Trendel stated that the meeting is being conducted remotely consistent with the legislature
approved June 16, 2021 allowing the continuation of the Executive Order that allows public
bodies to meet remotely as long as the public body makes provisions through adequate,
alternative means to ensure that interested members of the public are provided reasonable access
to the deliberations of the meeting. He noted that for this meeting the Board is convening by
video conference via Zoom App as posted on the Town’s web meeting calendar and the Board’s
agenda identifying how the public may join. He stated that the meeting may also be broadcast by
HCAM. He noted that the meeting is being recorded and attendees are participating by video
conference. Mr. Trendel stated that all supporting materials that have been provided to the Board
are available on the Town website via the web meeting calendar, unless otherwise noted.
Mr. Sivaraman moved to open the public hearings, Mr. Benson seconded and the Board voted
unanimously in favor through roll call vote 8-0-0.
1. Administrative Items
a. Approval Not Required (ANR) Plan - 21 Stoneybrook Rd. - Chirco Land
Development/Prime Properties
Ben Chirco, Chirco Land Development, noted his title insurance company is requesting
an ANR for the proposed change involving the alteration of an easement. Mr. Gelcich
noted that easements are not generally done through the ANR process. He noted he
would like to talk to Town Counsel to see their take on this as it is unusual. Mr. Trendel
noted there were three options: talk to Town Counsel for their input and having Mr.
Chirco withdraw and resubmit closer to December 6, 2021; endorse the plan; deny ANR
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and submit as an amendment to subdivision. He noted that if there is no action after 21
days it is essentially approved due to no action. Mr. Chirco requested to withdraw without
prejudice. The Board discussed waiving the re-submission fee.
Mr. Priefer moved to withdraw the Approval Not Required Plan - 21 Stoneybrook Rd.
without prejudice, Mr. Sivaraman seconded and the Board voted unanimously in favor
through roll call vote 8-0-0.
2. Continued Public Hearing - Turkey Ridge Estates (formerly known as Deer Ridge
Estates) - Definitive OSLPD Subdivision - Courtney Derderian/CS2K Hopkinton LLC
Applicants Shane Perrault, Kyle Lussier and Courtney Derderian along with Joe Marquedant of
J.D. Marquedant & Associates were present. Mr. Marquedant updated the Board with the
progress made. Mr. Marquedant noted that they will be providing a sign for the intersection
warning to alert motorists.
The Board then discussed the outstanding BETA comments:
● G4. A cross section has been provided and easement limits are now identified on the plans.
BETA offers the following comments:
b. Provide a profile to show that the road can be navigated by anticipated fire apparatus.
BETA4: This road will need to be maintained (plowed) and easily accessible, add vertical
curves and slopes to profile.
d. Indicate how maintenance of the access road will be conducted and the responsible
party.
e. Revise plans for consistency. Sheet 9 shows the access road will connect to the “Road
A'' cul-de-sac. Sheet 18 shows the access road will connect to the nearby driveway. To
ensure that the driveway extends throughout the entire easement such that travel outside
the easement will not be required. BETA3: Recommend relocating driveway for lot 4 to
the north to avoid cul-de-sac low point and double catchbasin. Recommend relocating the
west end of emergency access drive so vehicles and mount the curb in a perpendicular (to
the curb) path. Recommend this mountable curb be sloped edging instead of bituminous
berm.
Courtney Derderian stated they have been working with Attorney Nealon and Nealon; it
was noted the Town can take legal action against the HOA should the road not be
maintained. Chief Miller asked if there is a Point of Contact (POC) in case down the road
it is needed. Mr. Gelcich noted there is generally a POC with the Open Space.
Charles Dauchy, 25 Sanctuary Ln and member of HALT, stated that if the access road is
considered Open Space the holder of the Conservation Restriction holds no responsibility
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to the access road and is on the HOA. Ms. Derderian noted that the road and gates will be
maintained as by the HOA.
● D6. BETA1: Provide a preliminary open space trail plan that identifies connections with
public ways and which existing trails will be discontinued. Owner has stated that they will not
develop a trail network on-site. They intend that responsibility to be left to the holder of the
Conservation Restriction.
● SW12. Provide detail for proposed infiltration basins and the grassed swale, designed in
accordance with the MA Stormwater Handbook. BETA2: Details provided. BETA offers the
following comments:
○ Indicate side-slope for grassed channel
○ Revise basin side slope to be no steeper than 3:1 to comply with the MA Stormwater
Handbook.
○ Provide notes describing the required design/construction practices outlined in the MA
Stormwater Handbook, Volume 2, Chapter 2, Pages 90-92. This includes measures such
as placing soil additives, methods of preparing the basin subbase, etc. BETA3: Basins are
7 feet deep, BETA recommends maintaining 3:1 slopes.Waiver request received
Mr. Trendel reviewed the decision criteria
Requested Waivers:
● 5.4.1.N: Cross-sections of each street at 50-foot intervals - none submitted
Mr. Sivaraman moved to grant the requested waiver, Ms. Moran seconded and the Board voted
unanimously in favor through roll call vote 7-0-0.
● 8.2.1.C. Street centerline jogs, centerline offset minimum 125': 119' proposed.
Mr. Perrault noted extensive thought and research was put into this request.
Mr. Benson moved to grant the requested waiver, Mr. Mannan seconded and the Board voted
unanimously in favor through roll call vote 5-2-0 (Mr. DeYoung and Mr. Mannan were opposed).
Mr. DeYoung asked for discussion, noted concerns and had hoped more could still have been
done and that the risks still outweigh the benefits.
● 8.2.2.A: Granite curb along pavement edges with radii less than 100’ - modified Cape Cod
(bituminous concrete) proposed
Mr. Marquedant noted the only locations are at the transitions at the cul-de-sacs; it is a more
durable surface and damage can be repaired more quickly and easily.
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Mr. Benson moved to grant the requested waiver, Mr. Mannan seconded and the Board voted
unanimously in favor through roll call vote 7-0-0.
● 8.4.10. Embankments shall have a 3:1 or flatter slope: 2:1 slopes in infiltration basin proposed
Mr. Perrault noted that when designing wanted to have less impact to the wetlands; also have
compromised throughout the process and not incurring into the Open Space. The slopes going
into basins will be fenced off. Mr. Marquedant noted two basins have made the slope steeper to
rise to the berm to contain the stormwater. He also noted they introduced stone along with mats,
grading, and seeding to control erosion.
Mr. Sivaraman moved to grant the requested waiver, Mr. Mannan seconded and the Board voted
in favor through roll call vote 5-2-0 (Mr. Trendel and Mr. DeYoung were opposed).
The Planning Board made the following findings as part of the decision:
1.The proposed definitive subdivision plan conforms to the Subdivision Regulations, with
the exception of the following waivers which are hereby granted as the granting of these
waivers is in the public interest and will not be inconsistent with the intent of the
Subdivision Control Law: Section 5.4.1.N.; Section 8.2.1.C.; Section 8.2.2.A.; and
Section 8.4.10.
2.The benefits to open space and reduction of buffer zone impacts outweigh the anticipated
impacts of the proposed 2:1 slopes of the infiltration basins.
3.The plans as proposed showing the reduction of the street centerline jogs allows for
greater safety conditions for both pedestrians and drivers.
Mr. Trendel then read through the proposed conditions and noted changes and additions to the
conditions.
Mr. DeYoung noted he would be in favor of having the site limits on the building permit plans.
He proposed an additional condition that the building permit drawings include tree clearing
limits.
Mr. Paul moved that the Board approve the definitive subdivision plan with the conditions and
findings as they were previously read aloud by the Chair, Mr. Mannan seconded and the Board
voted unanimously in favor through roll call vote 7-0-0.
Mr. Sivaraman moved to close the public hearing, Mr. Benson seconded and the Board voted
unanimously in favor through roll call vote 7-0-0.
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3. Administrative Items, continued
a. 2022 Planning Board Meeting Dates
The Board discussed the proposed 2022 meeting dates:
January 3 and January 31
February 7 (Possibly adding February 28)
March 7 and March 21
April 4
May 2 and May 16
June 6 and 20
July 18
August 8 and August 29
September 19
October 3 and October 17
November 7 and November 21
December 5 and December 19
b. Minutes of September 27, 2021
Mr. Benson moved to approve the Planning Board minutes of September 27, 2021, Mr.
Mannan seconded and the Board voted unanimously in favor through roll call vote 7-0-1
(Mr. Priefer abstained).
c. Planning Board Subcommittee Break-out Sessions
The Board will adjourn the meeting and then break out into subcommittees. With the
opening in the Open Space and Recreation subcommittee, Mr. Priefer will be added.
Mr. Trendel asked the Board their thoughts on returning to in-person meetings. Mr. Priefer noted
concern with a spike in cases over the holidays. It was suggested that February 7, 2022 could be
a test meeting for in-person.
Mr. Sivaraman moved to adjourn, Mr. Mannan seconded and the Board voted unanimously in
favor through roll call vote 8-0-0.
Adjourned: 9:27 PM
Submitted by: Stephanie Pemberton
Approved: December 20, 2021
Documents used at the meeting:
●Agenda and Meeting Materials for Planning Board meeting, November 15, 2021
●Planning Board Minutes, draft, September 27, 2021
●Turkey Ridge, Cover Letter with narrative, dated 11/05/21
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●Turkey Ridge, Revised Plan Set, dated 11/05/21
●Turkey Ridge, Treatment Train Plans, dated 11/09/21
●Turkey Ridge, Stormwater Report, Drainage Calculations, revised, dated 11/08/21
●Turkey Ridge, Subcatchment Plans, dated 04/15/21
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