Salisbury Planning Board Minutes

Public Hearing & Regular Meeting

Wednesday, July 25, 2007

 

 

Members Present:  Robert Straubel, Chairman (RS),  Larry Cuddire, Vice Chairman (LC), David Holscher (DH), Don Egan (DE), and Isa Cann, (IC) Alternate

 

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

 

Chairman Opened Meeting at 7:00 P.M.

 

1.      New Business

a.      Sign Plans/Permits – Building Permit from Jean McNeil for Ambassador Limo on Elm Street.

 

b.     ANR – 77 Central Ave., John Esile wants to delete a lot line thus combining lots.  Dwelling to be removed and new house built.

 

RS states that new lot requires sufficient frontage, which this one does, and no size limit.  MVPC has approved digital submission.

 

LC motions to endorse plan as submitted for 77 Central Ave., plan not requiring approval.

DH Seconds – Vote on Motion 5 – 0 unanimous

 

c.      Waiver Request for 57-63 Railroad Ave., (formerly Phoenix Homes) Mike Opre of KGO LLC present and stated that he is requesting waiver for luminarie plan.  He is planning on installing only sixteen 60 watt bulbs.

 

DE is personally opposed to luminaries waivers.  He feels that it is important that everyone know up front, no light pollution.  LC agrees with no light pollution being allowed.  He really wants to see in more detail, what’s going on the ground. 

 

Mr. Opre questions the definition of light pollution.  DE states “any light that spills over the perimeter of your property”.   Mr. Opre stated that the plan was originally approved by the Planning Board several years ago.  Leah provided the board with history/clarification on 57-63 Railroad Ave.   Since the Site Plan Approval has expired, they are not proposing anything new to the plan, however the present owner of the property is required to re-apply.

 

DE motions to deny the luminaries waiver being requested for KGO, LLC for a Site Plan for 57 – 63 Railroad Ave.

 

LC Seconds – Vote on motion 5 – 0 unanimous

 

 

d.     Discussion re: Planning Board presentation to Selectmen on August 13, 2007.

Potential AGENDA Items listed below:

-          Full Board

-          Master Plan

-          First site plan filed under the Village Center Zoning – 1 Beach Rd. Pharmacy

-          Community Preservation Act (CPA) discuss information sessions

-          191 Beach Condos, will include 26 affordable housing units on site

-          Sub-div. Control Regs being updated – Draft available soon – RS to meet with Leah for summary

-          Mimap - MVPG Software Technology – like GIS but more of an internal analysis tool.  RS questions if we can provide Selectmen with a demo.  Leah will investigate if we can do a demo.

 

LC questions if we need any new technology for the new conference center in Town Hall.

RS questions if we presently require digital copies of plans from all applicants.  Probably should consider this possibility down the road.  Leah stated that we will eventually require applicants to be able to provide PowerPoint presentations.

LC mentions other Town Boards ending all meetings by 10:00 p.m.

DE questions which group is responsible for a proposal for dealing with 40B’s and conversation land?   RS stated the Selectmen are working on it   He suggested that funding has been secured to hire a consultant to analyze conservation land and land that cannot be developed.  LC comments that there are several communities around the state that have started campaigns to change the 40B laws. 

IC stated she would like to see the Town include cardboard recycling.  Leah stated that she has spoken with Don Levesque about cardboard recycling and the sign at the end of the road.  He has stated that he will be installing a sign soon.  Also he stated that he wants to include cardboard when he writes the grant.  RS stated that recycling is still voluntary, due to Town not having trash pick up.

 

2.      Correspondence

 

LC Motions to accept the Planning Board minutes of July 11, 2007 as written.

 

DH  Seconds – Vote on motion 4 – 0  (1 (DE) abstention)

 

 

3.      Reports on Committees

 

Master Plan Update – Bob Straubel reported that the next scheduled meet is Monday, July 30, 2007, topics of discussion-Transportation and Economic Development.

 

 

 

4.      7:30  - Public Hearings

 

                  a.      Cont. Definitive Subdivision (Form C) 12 Rabbit Road – Jim Vaughn – The Planning office has received a request for a continuance from Mr. Vaughn until our August 8th meeting with time to decide until August 10th.

 

LC motions to continue public hearing for definitive subdivision for 12 Rabbit Road to August 8.

 

DH Seconds – Vote on motion 4 – 0

 

                 b.      Cont. SPR and Special Permit – 1 Beach Road – Tropic Star Development - The applicant has requested a continuance until August 8th meeting with time to decide until August 12th.

 

LC motions to continue public hearing for SPR/Special Permit for 1 Beach Road to August 8.

 

DH Seconds – Vote on motion 5 – 0

 

                  c.      Special Permit-Flexible Residential Design & Definitive Subdivision for Forest Rd. LLC, 113 Forest Rd., Matt Palis – Brian Knowles presented revised plans on behalf of the applicant.  Brian stated applicant plans to construct three houses (one duplex) and that the houses will each have individual leach & septic systems.  The DPW has requested they use town water for each unit along with placement of proposed hydrant at the end of the Cul-de-sac. They have not received any comments back from the Fire Department as regards to placement of hydrant.  Lighting structure proposed after wetlands.  Presently, this project is in front of Conservation.  Also, Town Engineer, Joe Serwatka has concerns about Wetlands, ROW width, height of the road, and easements need to be described in detail.  Brian has proposed a grass swail for any water runoff, 25% of project is wetlands, also Joe S. would like to see the road straightened out.   With the proposed FRD, they are proposing that 52% of the site be open space, with 229000 square feet of open space.

 

RS questions the location of that open space?   Brian states it is to the north of the sub-division.  Lot E will be considered open space, with two proposed parking spaces.  DE how does the open space restricted easement work?  The Assessor, Cheryl would like to see a lot made the property of the Town, with conservation restrictions.  DE would like to see the 5 acres to the town, with no restricted easements.   With a FRD, this proposal is creating open space for the Town with access to citizens and any other visitors to enjoy the acreage. 

The Planning office will work with Brian Knowles on the wording before the Board approves this project.

 

LC questions ROW, how much is left off the Cul-de-sac with retention pond?  Brian needs to talk further about DPW on Dry sewer.  He needs to discuss this issue further with Don Levesque.  Also, utilities will be under ground.  No gas on site at this time.  RS questions design speed of 30 MPH, Brian is proposed basic design speed is 20 MPH. 

 

Brian needs to talk with Affordable Housing to get the proper wording for affordable unit/cash.  RS recommends that Brian needs to provide 12.5% of space for this project.  He will check with Housing Partnership for their recommendation.

 

Abutter Mr. Winfred Pike, owner of Lot B has spoken with Matt Pails and he is being granted a right of way.  He thinks it is a great plan.

 

DE questions if applicant needs to request a waiver for “dry sewer requirement”.  Since this is not a site plan, does this sub-division fall under that requirement?  Maybe Board could include it in the conditions.  Brian will speak with DPW and get his feedback on this item.

 

Also, Board needs estimate for a bond from Joe Serwatka for 113 Forest Rd. sub-division.

 

Leah commented on one of the abutters, Palmer & Kuntz, names had been left off of the plan.  Brian said he would include them on the updated plan.

 

LC motions to continue the special permit and definitive subdivision public hearing for 113 Forest Road to August 8th 2007 in order to make stated changes to plan.

 

DH Seconds – Vote on motion 5 – 0 unanimous

 

                 d.      Definitive Subdivision (Form C) & Special Permit FRD plan for 100 Forest Road., Allen Jarvis owner.  Brian Knowles of Apple Assoc. representing applicant.  First, FRD plan, not showing the road complete length.  Basic long driveways to each house, the feasibility of the FRD was trying to get 50% of open space. 

 

DE feels that the plan being submitted for FRD, does not appear to be applicable with this plan.  LC suggest putting all houses up near cul-de-sac. Brian states that due to the confines of the Rules and Req’s, applicant will probably go with a conventional plan.  The applicant is looking to donate open space, including access to the marsh, public access.  They have applied to National Heritage. 

DE question parking provided for access to bird sanctuary.  Brian stated it would be open to the public.  LC questions how we could identify it so that the Town would know of it’s existence and people could utilize the trails.  Signage for trails would be useful.  DE suggested a small contribution towards a map.  LC commented that a parking area, signage and underground piping.  Brian stated there will be catch basins along the roadway and eventually they would like it to be a Town accepted road.

 

RS to review, we need a vote on which plan board prefers, LC recommends that we want to see what donations would be like, what Assessor feels the tax situation would be, is there any liability for owner, lets ensure we are doing the right thing for the Town.  Fire, Police, Lighting,   Brian spoke about the reverse curve on the road, through wetlands with large culvert (38” x 57”) with suspension bridges.  Also, the proposed road will be ripped not blasted.  Also, Head walls, are being proposed, road is dry now (mid-July).  Joe S. is looking for 40-scale plans, to see better detail. 

 

LC how does the water get from wetlands, what’s the distance?  Brian stated drain manhole, water travels with ½% pitch.  Drainage should include dry sewer on plan.


RS recommends that applicant meet with Housing Partnership to discuss contribution. 

 

LC comments that if Mr. Jarvis provided housing from another location in the town, the Housing partnership would probably be receptive.

 

LC motions to continue special permit and definitive subdivision public hearing for 100 Forest Road to August 22nd, 2007 in order to make stated changes to plan.

 

DH Seconds – Vote on motion 4 – 0 unanimous

 

 

5.      Adjournment

 

LC motions to adjourn meeting at 8:35 p.m.

 

DH Seconds - Vote on motion 5 – 0 unanimous

 

 

 

 

 

 

 

 

 

Minutes Approved By:_____________________________   Date:___________