Salisbury Planning Board Minutes

Public Hearings & Regular Meeting

Wednesday, February 8, 2006

 

 

7:00 p.m.

 

 

Members Present:  Jack Christian, Chairman (JC), Robert Straubel, Vice Chairman (RS), Larry Cuddire (LC), and Lisa Lane (LL).

 

Also Present:  Assistant Planner, Leah Hill, Secretary, Pat Banfield

 

Meeting Opened at 7:05 p.m.   

 

1.      New Business

 

  1. Building Permits /Plans – Coulson Pratt, 375 North End Blvd.  Attorney Matthew Watsky was present representing applicant for Coulson Pratt sub-division.  Operations and Maintenance Plan was prepared when the original sub-division was filed.  It is no longer applicable to this sub-division.  Homeowners Association will have full responsibility of the property from the curb to the wetlands. 

 

JC noted, that a lot of places in the document where the Town of Salisbury is mentioned.  Planning Board would like any reference to “Town of Salisbury” removed from Operation and Maintenance condo documents.  Also, Board wants it clear that the home owners association has full responsibility for plowing and maintaining of road.

 

RS is there any wording that states that Roadway is not own by the Town of Salisbury.  Mr. Watsky states that the home owners ownership of Roadway is clearly stated in the Homeowners Association documents.

 

LC motions for Board to sign Mylar for Coulson Prat sub-division located at 375 North End Blvd.

 

LL Seconds

 

Vote on motion 4 – 0 motion passes

 

2.      Old Business 

 

  1. Cont. Minor SPR - Harold Nabhan, 25 Broadway “5 O’Clock” site.  Tom Cook of SPS, present to address Boards questions.  He stated that the subject “deck” was designed by a structural engineer.  As far as the structural integrity of the deck, the Town engineer determined it to be satisfactory, as do we. 

 

JC do you know how many individuals the deck would accommodate at one time?

 

Mr. Cook stated that the Building Inspector would have to state that number when he signs off on the permit for the deck.

 

RS asked who designed the deck for the 5 O’Clock property?  Mr. Cook stated John O’Connell Engineering of Newburyport, MA

 

Mr. Cook also stated that there was an Access and Egress issues, but at this time, he has received no comments from the Building Inspector.

 

Mr. Cook also commented on ADA compliant issues, a wheel chair lift is going to be installed to access the building.  JC stated that ADA compliant refers to the whole building, including bathroom access.

 

Mr. Cook stated that owner intends to use mounted wall packs for lighting on the outside of the building. 

 

Mr. Cook stated that railings will by constructed of 4 x 6 pressure treated posts with 2” carriage bolts into underneath deck.  RS asked were calculations done showing (large number) more than 100 people leaning on post’s, that the railings could support that amount of weight?

 

RS is concerned as a member of the planning board to approve such a sketchy plan.  Also, Mr Serwatka feels that the structure is not all pressure treated.  Mr. Cook stated that some of the wood being used is Hemlock and pilings are made of Oak.

 

LC questions who will provide the occupancy number to the Board?  Also he feels that there needs to be external access and egress added to the plan.  Also, proposed existing conditions on plan are not dated or stamped by V.H.B. (Vanasse Hangen Brestlin, Inc.)   Also, Occupancy number needs to be provided to the board.  JC comments that he has a meeting with Building Inspector and he will find out the answer. 

 

LL any response from BI on egress issue ? – JC nothing at this time.

JC questions if something is going to be built over the deck in the future?  Mr. Cook said nothing will be built over deck at this time.  JC If that happens, this project would have to come before the board as a major Site Plan.

 

RS motions to continue hearing until next meeting.  Planning Board will need calcs. from Building Inspector as to max occupancy.  Also, Board would like to see a more definitive lighting plan, types and placement along with illumination calcs.   And revised plans to provide egress from deck, along with calcs. on railings, with loading numbers of what weight railings will support.

 

LC Seconds

 

Vote on motion 4 – 0 motion passes

 

 

  1. Cont. Minor SPR – Greg Keknes, Landscape Express, 109 Rabbit Road.

 

RS motions to draft a letter and send to Landscape Express stating they do not have to come before the Board, extend our apologies and that trailer on site is approved by Planning Board.

 

LL Seconds

 

Vote on motion 4 – 0 motion passes

 

3.      7:30 p.m. Public Hearing

 

a.      Cont. SPR – Blair Properties, LLC, 166 Elm Street  Tom Cook, request continuance until next meeting.

 

LC motions to continue as requested by Mr. Cook for Blair Props. Until next meeting on  February 22, 2006

 

RS Seconds

 

Vote 4– 0 - passed

 

 

b.     Cont. Definitive Subdivision – J. Stevens, 14A Friedenfels -   Greg Bowden spoke on behalf of applicant and presented responses to board from Joseph Serwatka, Town Engineer, of Site Review of Friedenfels Road Cluster Development.

 

JC anything happening with public or private of road?  Applicant states that the road will remain private.

 

RS Board will need another extension for hearing, as drop dead date is February 12th.  Board recommends applicant extend date for 2 months (April 12, 2006). 

 

LC motions to continue public hearing until next meeting February 22nd, 2006.

 

LL seconds

 

Vote on motion 4 – 0 motion passes

 

c.      Cont. SPR – Wave Properties, 16 Cable Ave. – Jim Babbin of Millennium Engineering and Jim Peck applicant. Revised Plan for 4 residential units with two commercial units.  Concern about access onto Cable Ave.    Jim Peck had an architect redesign project and place commercial space on ground level, with a board walk from parking lot.  Parking in the rear and to the side.  Parking spaces for residential parking in the rear will be leased from the Town of Salisbury.  Total height of building is 35 feet.  (50 foot wide lot). 

 

LC What type of siding is planned for structure?  Applicant states different types of vinyl siding.  Signage to protect the leased spaces for residents.

 

JC since inclusionary project, that applicant’s plan will go before the DRC Design Review Committee.

 
RS big improvement, using town parking enhances the project.

 

Jim Babbin states that Lighting and drainage calcs. will be presented at next meeting  Also, they will need a variance for Town parking from Zoning board.   Joe Serwatka will need to review the new plans.

 

LC motions to continue Wave SPR until February 22nd @ 7:30 with extension letter for final drop dead date of April 22, 2006.

 

RS Seconds

 

Vote on motion 4 – 0 motion passes

 

 

d.     SPR – T. Mulcahy, S.B. Oceangate, LLC, 233 Beach Rd.  –  Owner, Tim Mulcahy, Paul Blanc, and Engineer, Joe Corinatti  presented a revised plan on the project.   The Board (JC) feels everything that was questioned in the January 31 letter from Joe Serwatka, Town Engineer, has been addressed.  The only two items remaining are lighting and stormwater management. 

 

Mr. Mulcahy stated that the revised plans reflect a 24 foot wide street.  Copies of the latest plans will be brought to the Planning Office and given to the DRC for their review.  Also revised lighting, pole eliminated and light mounted on north elevation of building facing courtyard with ambient lighting from parking area.  Also, arch accent lighting on front and back lights will be on timers.

 

LC motions to continue public hearing until February 22nd for DRC review of revised plans on 233 Beach Road. 

 

LL Seconds

 

Vote on motion 4 – 0 motion passes

 

e.      SPR – P. Carbone, Salisbury by the Sea, 2 Broadway  - Jim Babbin of Millennium engineering representing applicant, was present along with architect, to discuss the updated Site Plan project (copy sent to J. Serwatka) with the board.  Letter from Joe Serwatka stating that previous comments have been adequately addressed, i.e., site and drainage calcs.  Engineering wise, were in good shape, OOC recorded at Registry of Deeds.

 

Greg Smith, ESP Design handed out revised drawings with revised elevations “enlarged detail” of plan.  Access entrance ramp into lobby area, also, panels are designed for removal for access from sidewalk.  Commercial space is elevated about 4 ft above sidewalk as required by Concom to allow for drainage.  Architect presented examples of similar retail space (about the same 4 ft elevation) pictures from Haverhill MA as to how this elevation would look on the 2 Broadway site.  In addition, enhanced architectural detail to provide depth and character to New England style structure.

 

LC unique property surrounded by three streets, a gateway structure out of parking lot.  Have you given any thought of creating more commercial space along Cable street, to take away that blank garage look.   LC suggests removing a row of parking spaces.  Architect states that would not lend itself to a viable commercial space.

 

Mr. Babbin of Millennium states, stated that the site is long and narrow, not enough room in garage, for cars turning and parking, if they were to consider that option.

 

Town Assessor decided that address is on Railroad Ave., more street numbers available for Railroad Avenue.

 

JC would like to see more done on the West side of the building.

 

LC motions to continue public hearing for 2 Broadway until February 22nd pending DRC review results.

 

RS Seconds

 

Vote on motion 4 – 0 motion passes

 

f.        Cont. FRD - Crooks Nominee Trust, 16 CCC Road.  Fred Ford, Cammett Engineering, spoke on behalf of applicant.  He stated that applicant would like to proceed with conventional subdivision plan.

 

LC motions to close FRD and continue discussion on definitive subdivision plan.

 

RS Seconds

 

Vote on motion 4 – 0 motion passes

 

 

g.     Form C. Subdivision - Crooks Nominee Trust 16 CCC Road, Fred Ford, Cammett Engineering, spoke on behalf of applicant, with discussion on waivers being requested.  Applicant would like to wave, curbing, sidewalks, and overhead utilities. Mr. Ford to contact Don Leveque DPW, to discuss curbing waiver.  Sidewalk bituminous material, Underground utilities, would cause a financial hardship to applicant.

 

LC motions to continue public hearing for 16 CCC Road, until February 22nd, 2006.

 

RS Seconds

 

Vote on motion 4 – 0 motion passes

 

 

 

 

 

h.     SPR-Saab, Gage, 7 McCarthy Way,   Ron Laffley representing the applicant.  This SPR is for 5 single family dwellings constructed on pile foundations with 10 feet between units.  Applicant wants to waive curbing, as all driveways will be Gravelpave2 (porous pavement system).  Snow removal will be with snow blowers.  Applicant has been approved by Concom.  Revised ACE/FEMA map demands elevation to be minimum of 10 feet for first floor of structures.   Town easement to Sewer is available, GC to construct a new pump station.  McCarthy Way will be a private association

 

JC wants Brian Knowles survey engineer comments to be included in file.  Hearing opened up for comments from abutters.

 

Ed Gage, owner of property stated, family owned over 50 years, utilize right of way.

Tom Saab, original project not approved by Planning Board.  Asked engineer to develop new design for structures, smaller scale from 7 to 5 units, concrete pad 2 feet above driveway, elevated parking is improved.  Respond to Joe Serwatka’s comments, nobody owns the wind, and nobody owns the views, this project will increase property value in area. 

 

Ron Laffley states that road construction will allow English property to drain onto McCarthy Way from North End Blvd. using 3-1 slop.  Also states GC will include a culvert if necessary, to expedite drainage, smooth cord grass will return growth on its own.

 

Attorney Jill Murphy of Connolly & Connolly of Newburyport was present representing the abutters.  Length of right-of-way is 200 foot limitation, conclusion by title exam. 

 

LC wants deed research ownership cleared up by Town Assessor Cheryl Gillespie.

And if we have to have Town Counsel review, we should do what is necessary.

 

LC motions to continue public hearing for 7 McCarthy Way until February 22, 2006, pending deed research ownership cleared up by Town Assessor Cheryl Gillespie.  Also J. Serwatka’s comments with Brian Knowles responses to be included with revised plans.

 

RS Seconds

 

Vote on motion 4 – 0 motion passes

 

4.      Other Business

 

a. Preliminary SPR, Amin Nabhan, 11 Atlantic Ave.   Applicant wants to discuss one-way access from Atlantic Ave, parking under structure, curb cuts.  Plans on redeveloping and improving property.  Plans would be for six (6) residential units, outside overlay district, structure not above 35 feet.  Also proposed to open up drive through to Ocean front from Atlantic Ave.

Correspondence

 

LC Motion to approve January 25, 2006 Planning Board Minutes as written

 

RS Seconds

 

Vote on motion  4 – 0 Motion passes

 

 

Adjournment

 

LC motions to adjourn meeting

 

RS Seconds

 

Vote on motion 4- 0 motion passes

 

Meeting adjourned at 10:00 p.m.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Minutes Approved by:                                                      Date: