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HomeMy Public PortalAbout20150427 - Planning Board - Meeting Minutes 1 HOPKINTON PLANNING BOARD Monday, April 27, 2015 7:30 PM Town Hall, 18 Main St., Hopkinton MA MINUTES MEMBERS PRESENT: Kenneth Weismantel, Chairman, John Ferrari, Vice Chairman, Frank D’Urso, Fran DeYoung, Brian Karp, Frank Sivo, Matthew Wade MEMBERS ABSENT: Deb Thomas, Claire Wright Present: Elaine Lazarus, Director of Land Use, Planning and Permitting 1. 194 196 South St. – Site Plan Review – 194-196 South Street, LLC Doug Resnick, attorney, Dave Marquedant, J.D. Marquedant & Assoc., Inc., surveyor, and Greg Read, 194-196 South Street, LLC, applicant, appeared before the Board. Mr. Resnick stated he represents the LLC and the Reads in this matter. He noted they purchased the 194-196 South Street property and plan to locate their large site work company there. He stated the use is allowed in the Industrial A District. He stated the proposed work is within the jurisdiction of the Conservation Commission, there have been two meetings with them already and it is hoped the hearing process will be finished up tonight. Mr. Marquedant described the parcel and the location of the wetland areas. He stated they propose to construct two buildings, consisting of a 60 ft. x 100 ft. maintenance building in phase 1 and a 24 ft. x 60 ft. office building in phase 2. He stated they are requesting approval for both buildings, the locations of which are shown on the plan. He noted that the plans for the maintenance building have been submitted as part of this application, and they propose to submit the plans for the office building for review by the Design Review Board when they are ready to proceed with construction. It was noted that the Design Review Board has reviewed the design of the maintenance building. It was stated that the driveway would be 20 ft. wide, and within the site there would be a paved area and a crushed stone/gravel area. Mr. Marquedant referred to a proposed retaining wall and treed buffer on the site. He stated there would be 4 employees and 8 parking spaces. He clarified that the crushed stone/gravel area would be used for storage of machinery. It was noted that the water on site generally flows toward South Street. Mr. Resnick noted that the site has been heavily disturbed in the past, and it is a mess. He stated that the former owner left a lot of debris etc. on the site, and it would be cleaned up. Mr. Weismantel and Mr. D’Urso stated that they have visited the site. Mr. D’Urso stated he is concerned about the rip rap area and its future maintenance. Mr. DeYoung asked if there would be seasonal employees in addition to the regular staff. Mr. Read stated that they don’t store loam and materials here but will store equipment on the site between jobs as necessary. He stated that no customers visit the site, and the number of employees will stay the same throughout the year. Mr. Wade asked if the company is relocating from elsewhere, and Mr. Read stated they are moving from Hingham. 2 Ms. Lazarus summarized the comments of the Design Review Board and the Board of Health. Mr. Weismantel stated he anticipates the hearing will be continued because there are so many outstanding items in BETA Group’s report. Phil Paradis, BETA Group, Inc., stated they identified significant engineering issues in an initial letter report and this is not even the complete list of outstanding items. He noted they subsequently received revised plans but about half of the items are still outstanding, and they recommend a staff/engineers meeting to resolve them. Mr. Paradis noted they are not happy with the level of engineering, especially with respect to safety, stormwater and site design issues. He stated they need the engineer of record involved and the details addressed. He stated the site is on a slope and upgradient of a wetland, and there is a lot of earthwork proposed. He stated remaining issues include: 1) the amount of rip rap in the 100 ft. buffer; and 2) the crushed stone/gravel yard design is not typical on a slope of 7 % to 11 %. He stated this type of surface won’t be stable because vehicles will move the stones around and sheet flow across the area will cause ruts. Mr. Paradis noted the plan shows catch basins to capture the runoff, but there is no defined curbing etc. to channel it in the proper direction and water will be running down the driveway to South Street. He noted the design needs to be improved to better capture the runoff and maintain water quality. He stated the stormwater management system is designed for “C” soils, not the proposed conditions. He stated he is concerned with the depth to groundwater with respect to the basin, and the design will create a dam between the north and south sides so a culvert may be needed. Mr. Paradis stated there is a 20 ft. drop off the back, and he recommends that something be added for safety. He stated that additional erosion control is needed during construction due to the slope. He stated these issues can all be resolved with proper engineering. The Board reviewed the public hearing outline, and the following discussion items were added to the list: equipment parking and screening, phasing of buildings with respect to review and permitting mechanism, steep slopes and noise. John Coutinho, 1 David Joseph Rd., stated that the Board should consider the location of this property, noting it was zoned for industrial uses and it is not a residential area. He stated this should be a consideration when discussing noise, for example. Mr. Resnick stated the owners have paid the back taxes owed by the previous owners, so the Town has more revenue. He stated the new owners will turn this into a profitable piece of property. He stated there is a plan to schedule an engineers’ meeting this week, and the Conservation Commission seems fine with the plan as proposed. He stated that a lot of thought has gone into this plan. Mr. Weismantel stated he has concerns about parking vehicles and equipment on a crushed stone/gravel base, as oil, etc. might get into the soil. A motion was made and seconded to continue the public hearing to May 11, 2015 at 7:30 P.M. 2. Hayden Woods Joe Marquedant, J.D. Marquedant & Assoc., Inc., surveyor, Victor Galvani and John Parsons, owners, and Mike Curatola, builder, appeared before the Board. The Board reviewed the revised 3 designs of the condominium units. Mr. Marquedant stated there are no changes to the site layout or design, and there is a net reduction in the amount of impervious surface. He stated there is no change in the number of bedrooms in the units. Mr. Weismantel asked if there are any changes proposed to landscaping, and Mr. Curatola replied no, they will stick with the original concept. Ms. Lazarus stated that the Design Review Board approved the unit designs and recommended that another color scheme be added to the palette, so as to avoid all of the units being the same color. Mr. Wade moved to find that the Garden Apartment Site Plan approval criteria continue to be met, and to approve the amended dwelling unit designs. Mr. Ferrari seconded the motion, and the vote was unanimous in favor. Mr. Curatola stated they are thinking of using a different type of pervious surface rather than the porous pavement shown on the plan, and asked about the process to be followed to make the change. Mr. Weismantel noted the proponents should submit a detailed request in writing to the Planning Board for review. 3. Legacy Farms – Master Plan Special Permit Amendment; Updates Roy MacDowell Jr., Legacy Farms, LLC, appeared before the Board. The Board reviewed the request to amend Condition #44 of the Legacy Farms Master Plan Special Permit, relative to the condition of the athletic field/recreational parcel before conveyance to the Town. It was noted that the change mostly involves stockpiling the loam on the site rather than spreading it, as the Parks and Recreation Commission has yet to determine the future uses. The Board determined that the change is minor in nature and does not require a public hearing. Mr. Ferrari moved to amend Condition #44 so that it reads as follows: The Applicant shall make the Athletic Fields Parcel available to the Town by means of a conveyance or by means of an easement or lease, for no monetary consideration payment by the Town, within three (3) years after the filing of a Notice pursuant to section 210-172.B of the Zoning Bylaw (i.e., July 31, 2015); provided, however, that, prior to making the Athletic Fields Parcel available to the Town, the Applicant shall clear the parcel of debris and stockpile a minimum of 2,820 cubic yards of screened loam on the parcel. The screened loam shall be stockpiled outside wetland buffer zones, shall be stabilized by hydroseeding, and appropriate erosion control shall be provided. The loam shall become the property of the Town when the parcel is conveyed. Nothing herein shall be construed to require the applicant to construct any athletic playing fields or associated facilities or maintain the Athletic Fields Parcel subsequent to its being made available to the Town. The motion was seconded by Mr. Wade and the vote was unanimous in favor. Mr. MacDowell stated that the plans call for a sidewalk along the north side of Rafferty Road, and they have marked the proposed location with green ribbons. He stated they propose to meander around swales, trees, etc., which will minimize tree removal but they will have to remove a few boulders. He stated the sidewalk is next to the wetlands and will have to be engineered, and they will ask Vanasse Hangen Brustlin (VHB) to prepare a plan to be reviewed 4 by the Planning Board and Conservation Commission. Mr. Weismantel stated he has noticed a lot of dog walkers along the street associated with the BayPath Humane Society, and the sidewalk will be used. Mr. MacDowell stated that, if needed, a 10 ft. wide easement for the sidewalk will be provided by EverSource, which owns the land. He stated he will see if it can be deeded to the Town for maintenance purposes. He stated there is also an issue of the dog walkers parking on the street, which can’t continue once Legacy Farms North opens up. He stated that the parking on site should be expanded or some other way found to deal with this situation. Ms. Lazarus noted that Rafferty Road is a designated scenic road, so meandering the sidewalk to save trees would be beneficial. Mr. MacDowell stated he met with the DPW Director with respect to the sidewalk on East Main St. He stated they will pave to the road edge and mailboxes will be turned parallel to the street rather than perpendicular. He stated they will start work within the next two days and pave by the end of the week. He referred to the sidewalk on East Main St. in the Wilson St. area, noting that he will meet with Dale Danahy tomorrow regarding the easement. He stated that revised plans were provided to Weston & Sampson, the Town’s engineer, for review, and will be submitted to the Conservation Commission for further review. He stated an inspector went through Mr. Spengler’s house at 43 East Main St. to document the existing condition, and they will take the wall in front down soon. Mr. Weismantel stated he doesn’t think that the Board needs to see the plan for the Wilson St. area again if it is acceptable to the Town’s engineer. Board members agreed. 4. Rockwood Meadows Mark Allen, engineer, and Andy Leonard, developer, appeared before the Board. Mr. Allen described the history of the plan and the proposal to move the community garden and a trailhead parking area to the north. He stated the changes were requested by the Town of Upton, and this particular portion of the site is within Hopkinton. He noted that the project is under construction at this time. The Board discussed the proposed changes. Mr. D’Urso moved to find that the Senior Housing Development Site Plan approval criteria continue to be met, and to approve the amended Site Plan as an administrative change. The motion was seconded by Mr. Ferrari and the vote was unanimous in favor. 5. Continued Public Hearing - Laurel Avenue Extension – Tom Perna It was noted that the applicant has requested a continuance of the public hearing and an extension of time to file a decision with the Town Clerk. Mr. Wade moved to continue the public hearing to May 11, 2015 at 8:30 P.M. and to grant an extension of time to file the decision to June 9, 2015. The motion was seconded by Mr. Ferrari and the vote was 6 in favor with one opposed (D’Urso). 6. Maspenock Woods Michael Feldman, Habitech Homes, developer, appeared before the Board. The Board reviewed a request to reduce the performance guarantee amount for the Maspenock Woods project to 5 reflect that the municipal water line has been extended into the site and has passed all of the tests. Mr. D’Urso moved to reduce the performance guarantee amount required to $298,200.00. The motion was seconded by Mr. Ferrari and the vote in favor was unanimous. 7. Connelly Hill Estates The Board reviewed a request to release lots 21 and 22 from the conditional approval agreement for the Connelly Hill Estates subdivision. It was noted that the portion of roadway providing frontage to the lots is already covered by the performance guarantee in place. Mr. D’Urso moved to release the two lots, and Mr. Ferrari seconded the motion. The Board voted unanimously in favor. 8. Annual Town Meeting Articles; Administrative Business Ms. Lazarus reported that Cumberland Farms has indicated they are willing to provide an easement on the 91 West Main St. property for an extension of the West Main St. eastbound right turn lane onto Lumber St., and the Board is awaiting a letter and conceptual plan showing the proposed location. Mr. Weismantel stated in view of that information, he thinks that engineering can be done this summer and the easement can be accepted at the next town meeting. Mr. DeYoung moved that the Board move to take no action on Article 46 at the annual town meeting. Mr. Wade seconded the motion and the vote was unanimous in favor. Mr. Weismantel reviewed with the Board a draft PowerPoint presentation for the State of the Town event. The Board discussed whether it would be necessary to meet during the annual town meeting, and it was decided that there would be no need for posting additional meetings. Mr. Weismantel stated the Board could weigh in on Article 43 at town meeting, which is the purchase of the Irvine property for an elementary school. He stated that the Board is not required to make a recommendation, but when it reviewed the site alternatives it seemed to be the consensus of the Board that the Irvine property was the preferred location for a new school. Mr. Karp moved to recommend that town meeting vote to purchase the Irvine property for school purposes. Mr. Wade seconded the motion. Mr. DeYoung noted that the Board talked about it at a previous meeting, and asked if there are any areas of concern. Mr. Weismantel stated that the Board liked the Irvine site better than the others. He noted that the traffic on Hayden Rowe is an issue, but pluses include proximity to EMC Park, which will be good for overflow parking. Mr. D’Urso stated he has questions with respect to comparative costs and he hasn’t done his homework on it yet, so he is not comfortable voting on this now. The vote on the motion was 5 in favor with Mr. Sivo and Mr. D’Urso abstaining. The Board reviewed the draft Minutes of the April 13, 2015 meeting. It was moved, seconded and voted to approve the Minutes as amended. The Board reviewed correspondence from the Mass. Dept. of Housing and Community Development confirming that the Town’s affordable housing percentage is 14%. Mr. DeYoung asked if the Board’s dwelling forecast has been reviewed with the School Committee and the Board of Selectmen, and Mr. Weismantel replied it was reviewed at meetings of both boards. 6 The Board reviewed its meeting schedule. Mr. Weismantel noted the Board only has one scheduled meeting in May, but Paul Mastroianni wants to break ground on his Lumber Street commercial project soon. He asked if the Board would be willing to schedule a second meeting toward the end of the month for the public hearing. The Board decided to meet on Wednesday, May 20, 2015 at 7:30 P.M. for that purpose. 9. Department of Public Works Facility, Wood Street Dan McIntyre, Permanent Building Committee, and John Westerling, DPW Director, appeared before the Board. Mr. McIntyre noted there is an article on the annual town meeting warrant to fund construction of a new DPW facility on Wood St. He stated that last year the Town funded the design, and they will apply for site plan review when the final plans are done and the project is funded. Mr. Westerling described the existing site, which is the location of the Highway Dept. and Water/Sewer Dept., and the proposed plan which would consolidate all DPW operations at one location. He noted that the proposed design will have a garage, office, salt shed and fuel island. He stated that the fueling will be for the entire fleet of Town vehicles. He stated that the Conservation Commission has approved the concept and the drainage, and it will improve the current conditions on the site. He described the proposed building layout. Mr. D’Urso asked if this replaces the DPW facilities at Fruit St., and Mr. Westerling replied yes and the Facilities Department will be located there as well. He stated they have reviewed the costs, and it will cost just over $14,000,000. Mr. Weismantel asked how long it would take to build it, and Mr. Westerling stated it would take about 9 months, and they would begin after winter. Mr. DeYoung asked what would happen to the Fruit Street facilities, and Mr. Westerling noted that the Town’s archives are there, and possibly the Parks & Recreation Department could use the buildings. Mr. Weismantel noted that eventually the buildings need to be removed from the wellhead Zone 1, in accordance with the MEPA certificate. He stated he wouldn’t encourage Parks & Recreation to take over the Fruit Street facilities, and they should look to Center School instead. Mr. D’Urso asked if the facility is designed to use alternative energy, and Mr. Westerling stated it is designed to accommodate solar panels in the future, but they aren’t in the current plan. Mr. Wade stated that the project is long overdue, and it is the right thing to do. Mr. Sivo asked if there is a benefit to keeping the assets indoors. Mr. Westerling replied yes, noting that too much of the equipment is stored outside, negatively affecting it in the long term. Mr. McIntyre stated the consultant tried to run the equipment benefit numbers, but it was quite difficult. Mr. Ferrari noted that a calculation was in the first report of the Permanent Building Committee. Mr. Karp referred to anticipated growth in town, and asked if the vehicle fleet will need to increase as well, thereby requiring more storage space. Mr. Westerling stated they don’t anticipate that the growth will cause a need for more highway employees for snow plowing, for example, as they would likely just hire another contractor. He stated that there may be a need for more water and sewer employees, and the plan design accommodates growth in that respect. He referred to the ability to add more locker space and expand into a mezzanine area. He stated it is 7 also possible to store new vehicles in the maintenance bays if necessary or stack them in the garage. Mr. Weismantel asked if a zoning analysis has been done. Mr. Westerling stated it looks like some relief may be needed for the front parking setback. Mr. DeYoung asked how many employees there are now, and Mr. Westerling stated there are 25, plus seasonal employees. Mr. Sivo asked if there is room for a sidewalk along the front of the property. Mr. Westerling stated they plan to construct a sidewalk on the opposite side of Wood St., from the Main St. end to Proctor St. He stated beyond that the density thins out so there are no plans to extend the sidewalk further. He noted this may not be one of the Town’s priority areas for sidewalks. 10. Other Business Mr. D’Urso stated that the Town’s annual green-up day will be on May 2, 2015, on the Town Common from 9:00 A.M. to noon. He stated people can organize neighborhoods to clean and it is a fun event. Adjourned: 9:20 PM Elaine Lazarus, Director of Land Use, Planning and Permitting Approved: May 11, 2015 Documents used at the meeting: Meeting agenda; Public hearing outline for 194-196 South Street; Site Plan Review application, plans and supporting documentation, 194-196 South St.; Memo dated 4/23/15 to Planning Board from Elaine Lazarus, re: Items on April 27, 2015 Planning Board agenda; Letter dated 4/22/15 to Planning Board from BETA Group, Inc. re: 194-196 South Street Site Plan Review (Major Project) Peer Review Update; Plan entitled “Conservation Restriction & Easement Plan for Rockwood Meadows, A Senior Housing Community in Upton, Massachusetts 01568”, dated February 16, 2015, Allen Engineering, LLC; Letter dated 4/23/15 to Planning Board from Douglas Resnick, re: Petition to Permit Road Construction of a Portion of Laurel Avenue; Form K, Lots 21 & 22 Connelly Hill Estates; Draft Minutes of 4/13/15 Planning Board meeting; Letter dated 4/15/15 to Elaine Lazarus from Mass. Dept. of Housing & Community Development re: Subsidized Housing Inventory; Plans entitled “Davenport Village” dated 4/17/15 prepared by WRADesign; PowerPoint presentation entitled “State of Our Town – Planning Board”, April 28, 2015, Ken Weismantel, Chairman; Plan entitled “Department of Public Works – Site Plan Rendering”, prepared by Weston & Sampson.