CITY OF GLOUCESTER

 

          PLANNING BOARD MINUTES           

                       MONDAY, MARCH 27 at 7:00 PM

                          Kyrouz Auditorium, City Hall

 

 

 

MEMBERS PRESENT               MEMBERS ABSENT             STAFF PRESENT

Paul Lundberg, Chair                                                                   Gregg Cademartori, Planning Dir.

Wentworth Williams, Vice Chair                                                 Ellen Preston, Assistant Planner

Mary R. Black                                                                                Lisa English, Recording Clerk

Jeneth Fahey

Marvin Kushner

Henry McCarl

Michael Rubin

                      

 

I.          BUSINESS

            A.  Call to order with Quorum of Planning Board. 

            B.   Introduction of Planning Board Members and Staff.

           

II.        APPROVAL OF MINUTES

            A.  Meeting of March 13, 2006

            Motion:   Mr. Kushner moved to approve the minutes of March 13, 2006 as presented.

            Second:   Mr. Williams

            Vote:       6-0; Motion carried.

                                         

III.       PUBLIC COMMENT

             There was none.

 

            Mr. Lundberg stated that Planning Board member Jeneth Fahey had joined the meeting.

 

IV.             CONSENT AGENDA

A.     New Form A Application:

1.  Applicants Mark Hubbard and Anthony & Marcia Ciarametaro to divide one lot into 3 lots at 11 Keystone Road.  (Assessors Map 237, Lot 112).  Plan of Land prepared by American Land Survey Associates; dated March 6, 2006.

Mr. Lundberg put a hold on this application, and stated that there were several memorandums on this matter:  a memorandum dated March 24, 2006 from the Planning Director, a memorandum dated March 14, 2006 from the Planning Director to the General Counsel, and a memorandum from Suzanne Egan, Assistant General Counsel, responding to the Planning Director’s inquiry.

Mr. Cademartori summarized for the Planning Board what the issues are with this application.  When Mr. Hubbard initially discussed the applicability of the Interim Planning Overlay District (IPOD) to this particular ANR division, Mr. Cademartori discussed with the legal department as to whether this division would trigger an IPOD special permit.

 

 

 

 

 

The concern was over the transfer of ownership.  A formal inquiry to legal staff to review the applicability was requested.  The result is the memo from Suzanne Egan that states that they do apply because this is a division that would result in four or more buildable lots in the Interim Planning Overlay District.  The Applicant has also signed a waiver of the Planning Board’s requirements to make a decision within the 21 days to resolve this Special Permit applicability.

Mr. Williams feels it is quite clear that the IPOD rules do apply.  His suggestion would be for the Applicants to withdraw the ANR without prejudice and then formally reapply for a Special Permit.

Mr. Cademartori stated that the Applicant should not withdraw and resubmit the same exact plan but suggested that the Applicant be allotted time to pursue the Special Permit for the next meeting.

Mr. Lundberg asked with the waiver of 21 days, should the Planning Board just extend this Application until the next meeting.

 

                  MOTION:      Mr. Williams moved to extend the hearing of the New Form A Application

                                          for  Mark Hubbard and Anthony & Marcia Ciarametaro to divide one lot into

                                          3 lots at 11 Keystone Road.  (Assessors Map 237, Lot 112). Plan of Land

                                          prepared by American Land Survey Associates; dated March 6, 2006.

                  Second:           Mr. McCarl

                  Vote:               7-0; Motion carried.

 

Ms. Fahey would like to confirm with the Applicant that this is agreeable.

Mr. Cademartori stated that the Applicant is here and has already signed the waiver granting the continuance.

                                                                             

B.  Chapter 91 Recommendations:  There are none.

               

V.       PRELIMINARY REVIEW OF CLUSTER DEVELOPMENT

Pursuant to Ordinance Section 5.9.3, a Preliminary Cluster Development Plan entitled “Annisquam Woods” has been submitted by applicant Carrigan Enterprises, LLC, for 33 acres of vacant land on 7 & 11 Hutchins Court and 14 Tufts Lane (Assessors Map115, Lot 30; Map 125, Lots 71&22).  Preliminary Cluster Index Plan prepared by Hayes Engineering, Inc.; dated February 27, 2006.         

 

            Mr. Lundberg stated the Planning Board may approve a Preliminary Plan within 45 days of

            submission.  The recommendation of the Planning Board is a prelude to the definitive plan which   

            is the actual approval by the Planning Board.

 

Michele Harrison an attorney at 63 Middle Street, is representing the owner of this parcel of land.  She stated that the Cluster Development Ordinance urges Applicants to file a Preliminary Plan to facilitate the Planning Board’s review of the project.  This Application will be reviewed by the Board of Health on April 6, 2006.  The Applicant is also willing to schedule a site walk at the Planning Board’s convenience.  This plan has been reviewed twice by the Technical Advisory Group, once in October of 2005 and then more recently on March 14, 2006.

 

 

 

 

 

Section 5.9.1 of the Cluster Development Ordinance states the purpose of the Cluster Development.  It reads “to encourage the efficient and creative use of land in harmony with its natural features.”  Ms. Harrison stated that the amount of open space in the development is 67.4% of the total space.  The placement of the houses, the location of the roads has all been very mindful of the resource areas.  The uplands are also protected.  Ms. Harrison stated that this is a good example of smart growth.

 

Section 5.9.1 of the Cluster Development Ordinance states the purpose of the development is to minimize the consumption of open space by limiting the network of streets and utilities.  Ms. Harrison stated that the Applicant has chosen to have the roadways and driveways in the cluster paved to a width of 20 feet instead of 24 feet as most designs are.  They have also chosen to have one sidewalk instead of two.

 

Section 5.9.1 of the Cluster Development Ordinance states the purpose of the development is to preserve the natural topography and wooded areas within the developed areas.  Mr. Ogren will be able to elaborate on how few changes of natural topography there are on this site.  There is a significant change in topography when coming off Tuft’s Lane to provide the second access and also whenever there is a detention pond.

 

Section 5.9.1 of the Cluster Development Plan also states that the development should provide usable open space and where appropriate recreational facilities.  The site is 31.9 acres of land.  It will hold 30 housing units in 25 buildings.  The majority of the open space is left for passive use.  There is an area of 16,000 square feet that will be used for a playground for the residents. 

 

Section 5.9.1 of the Cluster Development Ordinance states that the development should preserve the visual character of the neighborhood.  The cluster may be more rural than the neighborhood because of the large amount of open space.  Most of the housing development will not be visual from either Tuft’s Lane or Hutchins Court.

 

Section 5.9.1 of the Cluster Development Ordinance also states that the development should ensure high quality design and site planning of the development to enhance the neighborhoods and the city as a whole.  Mike Carrigan and David Tufts have retained the architectural services of Jason Gove who will be designing the houses.  The Planning Board will be able to see some samples of his high quality designs in the definitive process.  There will also be a proposed improvement of Hutchins Court.

 

Finally, Section 5.9.1 states that the development preserves sites and structures of historical importance.  After combing through the almost 32 acres, the Applicant has not found anything to be of historical importance.

 

Ms. Harrison stated some specifics of the plan.  There will be three sections of homes.  The first section will have 5 duplexes and the remaining 2 sections will have 10 single family homes each.  In Section 5.9 there is the possibility of a density bonus.  Neither Mike Carrigan nor David Tufts is proposing a density bonus.  The clusters all fit the dimensional requirements.  The developer and some family members will continue to live within the cluster open space.  The Open Space is granted to either a non-profit organization or the Home Owners Association with a grant to the City of Gloucester for conservancy.  Mr. Carrigan is talking to a non-profit as well as considering whether it might be a conservation restriction.  If a non-profit does take over this piece of land,

 

 

 

Mr. Carrigan is willing to work with them to provide benches and walk ways through out the open spaces.           

Ms. Harrison stated that Mr. Carrigan has received correspondence from the Engineering Department stating that this would be a connection.  Applicant disagrees that there is a problem with the capacity of that Step system.  The city will conduct a study of the capacity.  Water pressure testing has been done.  A comprehensive traffic impact analysis will be provided to the Planning Board.  The Applicant has designed a turn around for a school bus should the School Department want to use it.  A sidewalk is provided again for safety.  At the time of the definitive plan, the Applicant will look for a waiver to have only one sidewalk.  Again this will help to minimize the amount of disturbance in the area.  There are two ways to access the cluster, either through Tufts Lane or Hutchins Court.  All the houses will each have a fire suppression system.  The Home Owners will have responsibility for all open space on the site.  The Home Owners will have responsibility for the maintenance and repair of the sewer system.  They will also have responsibility for the maintenance, repair and plowing of the roads.  Ms. Harrison stated that in the definitive stage, the Applicant will be looking for waivers, all having to do with road design.

Peter Ogren, Hayes Engineering.  Clusters were put where they would have a minimum impact on resource areas. There are two areas where the Applicant has offered significant improvement to Hutchins Court.  The first is at the entrance to Hutchins Court at the intersection of Revere Street. This area is currently a wide and uncontrolled intersection that can lead to inappropriate speeds.  The Applicant is considering a multiple island design for better safety.  The second area is an area that is very steep by the existing dwellings.  The Applicant is hoping to create within the Applicant’s property a parallel driveway which would be available to the public.  The driveway would have a couple crossovers in it so that people could access their property safely.  The Applicant is proposing to collect all sewerage into one central location and have one station that pumps to the step manhole.  Also, if some of the issues regarding capacity play out, they have the ability to control when they can pump to the treatment plant.  There is an existing water line at both Tufts Lane and Hutchins Court.  They have conducted flow testing on both.  They are proposing to connect the two with an eight inch pipe.  Storm Water Management is basically divided into three basins.  These would be deep sump catch basins which would then be going to a plunge pool.

            Mr. Kushner asked if the existing roadway is a public roadway.

            Ms. Harrison stated that it is a private way.

            Mr. Kushner asked who will be assuming responsibility for the entire roadway.

            Ms. Harrison stated that the private portion will remain private.

Mr. Lundberg asked if there are residences that are accessed by Hutchins Ct.  Is that the only access? 

Mr. Cademartori stated that the roadway would still be two directions but would be a 20 ft width.

Mr. Williams asked if in discussions with the Fire Chief the topic of brush fires had been mentioned.  Has the fire chief suggested additional hydrants?

            Ms. Harrison stated that the hydrants are every 500 ft and the houses will be sprinklered.

Ms. Fahey referred to the memo from TAG meeting.  Ms. Fahey questions the burden of proof that this plan is clearly better than a conventional plan.  Ms. Fahey thought Ms. Harrison would have shown what a conventional plan would look like and how this plan differs and how they got to this plan and its superiority.

Mr. Ogren feels that based solely on the amount of open space it is a better plan than a conventional plan.

 

 

 

 

Ms. Harrison responded to Ms. Fahey that this plan is not set in stone.  This is only a preliminary plan. 

            Ms. Black asked about the reasons behind seeking a waiver for only one sidewalk.

            Ms. Harrison showed on the plan where a single sidewalk would run through the development.

Mr. Rubin stated that in the definitive plan he hoped that there would be an operational and maintenance plan.  He stated that he believes that the proposed design incorporates concepts of smart growth and low impact development, and is clearly superior to a conventional subdivision design.  This is the first proposal he has seen since joining the Planning Board that looks like it belongs in Gloucester in the 21st Century. 

Mr. Lundberg asked if there is any Home Owners Association that is responsible for the maintenance and upkeep of a Step System.

            Mr. Cademartori and Ms. Harrison could not think of one.

            Ms. Fahey asked what the average house size will be. 

Mr. Carrigan stated that there would be three categories: under 2000 square feet, 2000-2400 square feet, and 2400-2800 square feet.

Ms. Harrison stated that the intent was that it was meant to be a diverse development; also 10% will be affordable housing.  She stated that the Board of Health will be reviewing this on April 6, 2006.

           

            MOTION:      Mr. Williams moved to continue the Preliminary Cluster Development Plan

                                    entitled “Annisquam Woods” submitted by applicant Carrigan Enterprises, LLC,

                        for 33 acres of vacant land on 7 & 11 Hutchins Court and 14 Tufts Lane  (Assessors Map115, Lot 30; Map 125, Lots 71&22). 

Second:           Mr. Rubin

Vote:               7-0; Motion carried.

               

 

VI.       OTHER BUSINESS

A.     Adoption of Decision re revisions to the subdivision, fka “Definitive Plan, Tiderock”, nka “Definitive Subdivision Plan - Flatstone Lane” at 86A Langsford Street (Assessors Map 145, Lots 38, 40, 41, 58) for Applicant T Ford Company.

Mr. Lundberg stated that the Planning Board had voted to approve this application on February 13, 2006.  Tonight the Planning Board has received an amended Form E with a few technical changes.

 

            MOTION::     Mr. Williams moved that the  Planning Board  adopt the decision nka “Definitive

                               Subdivision Plan - Flatstone Lane” at 86A Langsford Street (Assessors Map 145,

                               Lots 38, 40, 41, 58) for Applicant T Ford Company.

Second:           Mr. Kushner

Vote:               7-0; Motion carried.

 

B.     Approval of Planning Board Annual Report 2005

 A draft dated March 22, 2006 was presented to the Planning board members.

Mr. Lundberg would like to note the stellar attendance of the Planning Board members.

 

MOTION:  Mr. Williams moved to accept the draft of the Annual Report dated March 22, 2006.

Second:       Ms. Black

Vote:           7-0; Motion carried.

 

 

 

 

 

C.     Planner's Report

·        Mr. Cademartori stated there are many Applications that have been postponed to a later date.  At the next meeting, Mr. Cademartori hopes to have the plans to endorse for the Woodlands.  He believes the Home Owners Association agreement is being worked on for Lawndale Circle.  Symes Development believes they have completed the submission for the Open Space Residential Design at 604 Washington Street and will possibly be on the agenda for the meeting on April 10, 2006.  Olde Beach Road Estates is slated for April 10, 2006 as well.  The Boards, Committees and Commissions meeting has been scheduled for April 29, 2006, with a topic of new opportunities for access including information and technology and healthcare.  It will be a two panel led discussion on those topics. 

·        Mr. Williams suggested reworking the Cluster Ordinance, so that the demonstration is clear and it is obvious that it was well planned out.

·        Mr. McCarl added that at the Boards, Commissions and Committees meeting, the concept of access will largely focus on communications.  How should the City consider developing its communication system in terms of wide area access, internet access, and telecommunications?  This is something that is occurring in a lot of cities and communities across the state and country at the present time.  Also what are the options for healthcare and how can the people of the community have access to it. 

·        Mr. Cademartori stated that on Wednesday, March 29, 2006 at the Peabody Institute there is a meeting hosted by the Essex County Forum on Low Impact Development.

 

D.    Chairman’s Report

·        Mr. Lundberg stated that there is a vacancy for a Community Development Director position.  He is part of a committee that has reviewed many resumes and is in the process of scheduling interviews for the final candidates.

                 

VII.     ADJOURNMENT

            Mr. Lundberg adjourned the meeting at 8:35.

 

 

Respectfully Submitted,

 

Lisa English

Recording Clerk