HomeMy Public PortalAbout20150427 - Planning Board - Meeting Minutes
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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.
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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
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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
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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
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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.
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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
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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.