TOWN OF PELHAM

PLANNING BOARD MEETING

MARCH 6, 2000

 

The Chairman called the meeting to order at 7:30 pm.

 

The Acting Clerk called the roll:

 

PRESENT:       Jeff Gowan, Paddy Culbert, Michael Soby, Alternate Henry DeLuca, Selectmen’s Representative Greg Farris, Planning Director Vincent Messina

 

ABSENT:            Alternate Victor Danevich,  Alternate Carl Huether, Alternate Richard Foote

 

The Chairman announced that Mr. CaraDonna had submitted his resignation as a member of the Planning Board.  He thanked John for his work on the board.

 

The Chairman announced that Mr. DeLuca would be voting for Mr. CaraDonna.

 

ML 01-161 – Estate of Charles Jack/Greenmeadow Estates/Greenmeadow Drive – Proposed 9 Lot Subdivision

 

The Chairman announced that the hearing on this plan would be continued to the March 20th board meeting.

 

OLD BUSINESS

 

ML 06-250 – Arthur Fosse, Jr./Elston Estates/133 Marsh Road – Proposed 7 Lot Subdivision

 

Mr. Doug Lees, Dana Perkins Civil Engineering, representing Arthur Fosse, appeared before the board to present the subdivision plan for ML 6-250.   Mr. Lees stated that a site walk had been conducted by the board, the Conservation Commission and CLD.   He explained that all comments and proposed revisions have been incorporated into the plan presented this evening.  The drainage structure has been re-examined and reworked.  The detention pond has been eliminated and replaced with a treatment swale for the road runoff.  The drainage system now consists of two sets of catchbasins, one to collect the runoff from Marsh Road and one to collect the runoff from the cul de sac to a treatment swale on Lot 250-1.  Access has been provided to both treatment swales for maintenance if necessary.

 

Mr. Lees stated that the house on Lot 250-2 has been pulled back in order to save some of the trees located along the road.  The sidewalk has been relocated to the same side as the schools.  The lotlines have been reworked to provide more rectangular lots shapes.  There will be no work within the WCD. 

 

Mr. Lees explained that the town requires a site distance of 300 ft. for residential driveways on any road.  The last lot will not meet this requirement due to curve in the road.  In order to secure the appropriate site distance, trees and a hill would have to be cut.  Mr. Lees asked that that board consider accepting a waiver to this regulation to allow them to leave the trees and hillside as is.  He further noted that a 5,000 gallon cistern has been included to address the concerns of the Fire Department.  

 

Mr. Lees stated that he had spoken with David Brouillet at CLD today regarding these issues.  Mr. Brouillet did not have an opportunity to review all of the material and generate a letter to the board because he received the revised plan too late. 

 

Mr. Messina referred to the field notes and reminded Mr. Lees that he was to look into a cross culvert on Nancy Avenue and off site improvements.  Mr. Lees stated that this has been addressed and reviewed by CLD.  He indicated the location of the two existing cross culverts on Nancy Avenue – one 15 inch RCP and one 12 inch CMP.  The 12 inch CMP is submerged and the 15 inch RCP is open and relatively dry.  There is a beaver damn located off of Thomas Avenue.  Mr. Lees proposes to add a second 12 inch RCP next to the existing 12 inch CMP at a higher elevation.  This will provide for the overflow when the water rises above the current piping.  They are attempting to contact the owner of the property with the beaver dam in order to gain access to remove it.  They have not had a reply from the owner of the property.

 

Mr. Farris asked how wide the site distance easement is.  Mr. Lees explained that the easement is from the line to the street and varies with the curve.  Any growth that occurs over the established easement can be cut by the town.  No growth over 3 ½ ft will be allowed in this easement.  Mr. Farris asked how the easement would be indicated.  Mr. Lees explained that it has been recorded and staked out.  Mr. Culbert suggested that iron pins be utilized to indicate the easement. 

 

Mr. Farris suggested that a “Blind Driveway” sign be installed just before the curve in  the road to protect the last driveway.  Mr. Lees agreed.  Mr. Culbert asked how much site distance this particular driveway actually has.  Mr. Lees stated that there is approximately 140 to 150 ft. of site distance.  Mr. Gowan suggested that a “Dead End” sign be installed to reduce unnecessary traffic into this neighborhood. 

 

Mr. Farris asked how the sidewalks on Marsh Road end.  Mr. Lees explained that they would be graded down to meet the shoulder. 

 

PUBLIC INPUT:

 

Mr. Stephen Spinney, 15 Nancy Avenue, expressed concern for the potential runoff from this project onto his property.  Mr. Spinney stated that his yard is “marshy” year round.  Mr. Gowan explained that any proposed drainage must be dealt with within the project and not negatively impact abutting properties.  Mr. Lees explained that the proposed drainage could assist with Mr. Spinney’s water problem. 

 

Mr. Brian Drelick, 13 Nancy Avenue, asked if the board could provide a natural vegetation buffer to provide his lot with some privacy from car headlights on the proposed road.  Mr. Gowan explained that the board cannot require that a land owner not cut his trees but they can request that a developer provide no cut buffer zones around the wetlands and WCD.  

 

Mr. Soby asked how much of a tree line the developer intends to leave.  Mr. Lees reviewed the location of the treatment swale and the potential clearing for that.  He stated that he has no problem providing a 50 to 70 ft. buffer across this lot. 

 

Mr. Drelick stated that the beaver dam is active even though there was an attempt to remove it last year. 

 

Mr. Soby asked that the “open issues” be clarified.  Mr. Gowan stated that signage would be addressed.  The drainage plan has been reviewed by CLD and will require their acceptance prior to approval.

 

Mr. Messina recommended that the plan be approved subject to the site easement being properly marked with iron pipes, signage for the blind driveway and dead end street and that a no cut buffer be shown on the plans for Lot 6-250-2. 

 

Mr. Soby asked if CLD has completed their review of this plan.  Mr. Messina stated that CLD had reviewed the plan but a written report has not been submitted to the file.  Mr. Soby stated that there are still outstanding drainage issues. 

 

Mr. Rick Plenge, CLD, stated that the written drainage report from CLD is still outstanding.  The plans were delivered to CLD by Mr. Lees last Thursday and Mr. Brouillet has not had an opportunity to write up the report.  Mr. Plenge stated that he could not confirm whether or not the drainage is satisfactory.  Mr. Messina recommended that the plan be approved subject to a final favorable report on the drainage from CLD. 

 

Mr. Soby does not understand how the board could vote to approve this plan without the final report on the drainage from CLD. 

 

Mr. Lees reported that he had spoken with Mr. Brouillet this afternoon and was told that he was all set with his review.  Mr. Brouillet stated that Mr. Plenge would be coming to the meeting to report that.  Mr. Soby would like to see the written report.  Mr. Plenge agreed that the final drainage report was received late and a written report had yet to be completed by Mr. Brouillet. 

 

Mr. Culbert asked for clarification on the “time line” for this plan.  Mr. Messina stated that it was 15 days over the limit. 

 

Mr. DeLuca suggested that the written report from CLD be faxed to the Planning Department in the morning.  If all revisions are favorable, the plan could be signed.  He has no problem with a conditional approval of this plan.

 

Mr. Farris would be more comfortable with a written report from CLD prior to a final vote.

 

Mr. Messina explained that CLD approved the original drainage plan.  The board requested changes to the detention pond at the site walk.  The only outstanding issue for review and comment by CLD is the treatment swale. 

 

MOTION:    (Farris/DeLuca)  To accept for consideration a waiver to the regulation that requires 300 ft. of site distance for a residential driveway on a town road for Lot 6-250-4. 

 

VOTE: 5 – 0 – 0   The motion carries.

 

The board date specified this plan for the March 20, 2000 board meeting.

 

 

 

 

ML 13-84  - New England Pentecostal Church/327 Gage Hill Road – Site Plan for Proposed Addition to Existing Building

 

Mr. Peter Zohdi, Herbert Associates, appeared before the board to present the site plan for a proposed addition to the New England Pentecostal Church.  Mr. Zohdi indicated the location of the existing sanctuary, septic system and parking area on the site plan.  He stated that the septic and parking comply with the town site plan regulations.  The applicant proposes to add approximately 20,600 sq. ft. of building area to house six classrooms and an all purpose gymnasium.  The Health Agent has inspected the septic and witnessed the test pit for the proposed additional system.  Mary Gospodarek, Certified Soil Scientist, completed the soils mapping on this parcel.  She has stamped the plan for soils and wetland delineation.  Mr. Zohdi requested that the board take jurisdiction of this plan and conduct a site walk.

 

Mr. Zohdi noted that a full drainage study has been submitted to Mr. Messina for review and comment.

 

Mr. Culbert questioned whether this was a change of use from its current use.  Mr. Zohdi explained that the applicant had appeared before the ZBA for a special exception to allow the use in the residential zone.  Mr. Messina explained that it is an expanded use and commercial site review by the board is required. 

 

Mr. DeLuca asked for clarification on the setbacks from the lotline.  Mr. Zohdi stated that the setbacks exceed the town regulations.  He noted that the fire department would have access to all four sides of the proposed building. 

 

Mr. Michael J. Kirn, PCI Architecture, architect for the project, referred to the plan and explained that the proposed one story addition will have approximately 20,600 square feet with no basement.  The purpose of the addition is to expand office space, handicapped bathrooms, a gymnasium/multi-purpose space and six Sunday school rooms.  Mr. Kirn explained that the existing building has 6,500 sq. ft. and that the gymnasium would be located at the rear of the building.  He further noted that there is a large buffer of trees in this portion of the lot.   

 

Mr. Kirn presented a rendering of the proposed facility and how people would enter and exit the building.  They are in discussions with the owner of the building regarding how it will be sided.  

 

Mr. Farris stated that this is a tall building in a residential area.  The residents of St. Margaret’s Drive and their treeline view will be effected.   He asked clarification on the height of the proposed addition.  Mr. Culbert stated that the height of the building is tied into the setback requirement according to the site review regulations. 

 

Mr. Messina stated that the Fire Department has completed a preliminary review of this site plan.  If the board accepts this plan for consideration, it will require a review by the State Fire Marshall. 

 

Mr. Zohdi explained that due to the location of the large wetland that abuts this parcel, it would be difficult for the residents of Beacon Hill Road to see the proposed addition. 

 

Mr. Farris asked for clarification on the height of the existing church.  Mr. Kirn stated that it is 34 feet.  Mr. Culbert asked what the front setback from Route 38 is.  Mr. Zohdi stated that they have in excess of 100 ft.  Mr. Culbert explained that the setback must be three times the height of the proposed structure.  Mr. Zohdi will check on this issue.  He requested that the board take jurisdiction of the plan and forward it to CLD for review.

 

Mr. Gowan asked if the expansion of this structure is to accommodate the congregation.  Rev. Stanley Choate, New England Pentecostal Ministries, explained that this is not designed to “add” to the congregation, it is designed to “serve” the current congregation.  

 

Mr. Farris asked how many classrooms currently exist.  Rev. Choate stated that there are seven classrooms in the existing basement and noted that the only bathrooms are also located down there.  These bathrooms are not handicapped accessible.  Mr. Farris asked if the church has any plans for the basement area.  Rev. Choate explained that there are no specific plans for this area other than to extend the existing food pantry.  He stated that currently there are computer classes and tutoring taking place in the basement, which may continue. 

 

Mr. Farris asked if Rev. Choate foresees an increase in number of parishioners who will utilize the facility.  Rev. Choate said no. 

 

Mr. Culbert asked if there is any “daily” school use of this facility.  Rev. Choate said no, but they have received a special exception from the ZBA for a possible daycare.

 

PUBLIC INPUT:

 

Ms. Emily Scofield, abutter, expressed concern about how this proposed drainage will effect the work that has been completed on St. Margaret’s Drive.  Mr. Zohdi explained that the proposed drainage would not effect St. Margaret’s Drive.  A series of catchbasins have been constructed on St. Margaret’s to handle the drainage. 

 

Ms. Scofield asked if there would be any new entrances off of Route 38.  Mr. Zohdi stated that no new entrances off of Route 38 are being sought. 

 

The board requested that a rendering of the proposed addition with a view from Route 38 be presented at the next meeting.

 

MOTION:  (Culbert/Farris)  To accept the plan for consideration.

 

VOTE:  5 – 0 – 0  The motion carries.

 

 

ML 12-203 – Frederick & Suzanne Schlapp/Mulberry Wood Estates/Shephard Road – Proposed 20 Lot Subdivision

 

 

Mr. Peter Zohdi, Herbert and Associates, appeared before the board to present the plan for a proposed 20 lot subdivision of ML 12-203.  Mr. Zohdi stated that this proposed subdivision is located off of Shephard Road which is off of Ledge Road.  Approximately seven years ago, he presented subdivision plan for the parcel off of Shephard and Harley Road.  At that time, a right of way was provided to allow future access to ML 12-203.  The proposed subdivision will be a continuation of this right of way.  The hammerhead will be continued to a temporary cul de sac with a right of way to the next abutting parcel owned by the White family.  Every attempt was made to avoid the wetlands.  The WCD will be effected in two locations.  Mr. Zohdi located the proposed crossings on the plan. 

 

Mr. Zohdi stated that if the White property is developed, there is the potential for a connection back to Mr. Schlapp’s subdivision.  He noted that there is also the potential for a future connection to the Woekel parcel off of Spring Street.  This connection represents the long range planning of the board.  

 

Mr. Zohdi reported that a ground topo of the White parcel has been completed and the board can view this parcel at the site walk.  The centerline of the road has also been staked and the test pits have been dug.  The soils were completed by Gove Environmental and an environmental impact study has been submitted to the file. 

 

Mr. Zohdi requested that the board take jurisdiction of the plan, conduct a site walk and have the plan reviewed by CLD.

 

Mr. Culbert stated that this was one of the first parcels that the Planning Board requested a conceptual plan on for a potential connection to Spring Street. 

 

Mr. Messina stated that he has completed a preliminary review of this plan and it meets all town regulations except for two of the proposed lots (#15 and #4) which are not rectangular in shape.  Mr. Zohdi explained that Lot 15 is restricted by the boundary line but that he would work on both Lot 4 and 15.  

 

Mr. Soby asked for clarification on the last two lots that seem to go through the wetlands.  Mr. Zohdi explained that these lots have crossings in the WCD, not the wetlands. 

 

Mr. Farris asked for clarification on the test pits.  Mr. Zohdi stated that the test pits were dug and witnessed by the Health Agent, Mr. Zarnowski.

 

PUBLIC INPUT:

 

Ms. Doris Cvinar, 13 Regis Drive, asked for clarification on Lot #2 and the frontage of 160 ft.  Mr. Zohdi explained that this is a corner lot and there is 160 ft. of frontage on one road and over 200 ft. on Shephard Road.  

 

Ms. Cvinar questioned the 35,000 sq. ft. of contiguous high and dry land on the propose lots.  Mr. Gowan explained that these plans go to CLD for a complete review and verification of lot size calculations. 

 

Ms. Cvinar asked for clarification on the 4,000 sq. ft. for septic systems.  Mr. Zohdi explained that according to the regulations, he must indicate the 4,000 ft. area on the plan to show feasibility of the septic and an alternate area.  He noted that a typical septic field involves approximately 400 sq. ft.

 

Ms. Cvinar questioned the slope of the land from these proposed leachfields.  Mr. Zohdi stated that the slopes are created according to the current town and State regulations.  He further noted that the board could request site specifics on a lot if necessary. 

 

Ms. Cvinar referred to the 75 ft, well radius on Lot 15 and questioned why it was shown to be on an abutting lot.  Mr. Zohdi explained that they would apply for a well easement as allowed by the regulations and have it recorded at the registry. 

 

Ms. Cvinar stated that Lot #9 indicates that the house is located at the very rear of the lot and the septic is shown at the front of the lot near the road.  She asked how the pipe is run so that it does not negatively impact the wetlands.  Mr. Zohdi stated that the pipe could run under the driveway to the septic system.  This is allowed by the regulations.  Mr. Zohdi explained that the locations shown on the plan are “proposed” and not necessarily where these houses and leachfield will be constructed.  Mr. Gowan stated that the board could request site specific locations for the house and leachfield if necessary.

 

Ms. Cvinar asked if there were a map that indicated the location of the natural brooks and streams on this parcel so that steps could be taken to protect them from disturbance.  Mr. Zohdi explained that Mr. Gove, Gove Environmental, has determined that the only jurisdictional wetland is the one that is shown on the plan.  He would be glad to have Mr. Gove attend the site walk to answer any more questions regarding the wetlands. 

 

Ms. Gail Ouellette, 18 Wheaton Drive, stated that many people in her neighborhood have problems with their wells going dry.  Ms. Quellette expressed concern with how this proposed subdivision would impact abutting wells.  She referred to how the slope of this subdivision runs toward Regis and Wheaton Drive.  Mr. Gowan explained that this is a tough issue for the board to deal with because the board cannot stop someone from developing their property.  The board generally advises the abutters to document the water flow of their wells prior to construction and after.  This provides the abutter with some legal recourse.  Mr. Gowan explained that the drainage of the subdivision is carefully calculated and reviewed.  CLD completes a very detailed analysis for the town.  They use the benchmark that the proposed subdivision should not impact any of the current drainage to the wetlands. 

 

Ms. Quellette asked if the board has the jurisdiction to restrict development or disturbance in this area.  Mr. Gowan explained that the board has the authority to request certain items from a developer – lotline reconfiguration, no cut buffers, etc.  

 

Ms. Quellette asked if the board feels that this large wetland area would be disturbed by the proposed road and subdivision construction.  Mr. Gowan explained that the board requires traffic, fiscal and environmental impact studies be completed.  They also conduct a site walk of the parcel with the Conservation Commission.  The abutters are invited to attend and give their input. 

 

Ms. Bonnie Gleason, 7 Regis Drive, asked when the site walk would be scheduled.  Mr. Gowan suggested that she call the Planning Department to confirm the date and time of the site walk. 

 

Ms. Deborah Waters, 6 Harley Road, reminded the board that this parcel lies in “Greenway Corridor #3” and that the Conservation Commission is trying to connect the patchwork of town owned lands with walking areas and trails for the residents of the area.  Ms. Waters estimated that this particular route to Spring Street will eventually have well over 100 homes.  As a resident of Harley Road, she would like to see the board implement what the Conservation Commission has worked so hard on.  Ms. Waters feels that it is important that they understand exactly what the traffic impact would be on this neighborhood.  She stated that it is time to understand what the future is for the people on Harley and Shephard Roads.  Ms. Waters stated that the Woekel parcel has a potential of 52 houses.  The White parcel has 40 acres and could yield another 20 houses.  Ms. Waters stressed that it is important to consider how the traffic will effect the fire department and the police department as well as how it will effect the neighborhood. 

 

Ms. Waters explained that the Conservation Commission has created the necessary maps.  These maps are in place and available for the Planning Board through the REPP program and the NRPC for the past two years.  Ms. Waters stated that it is time that the neighbors in this area are not forgotten.  This proposed subdivision and the ones to follow will have a tremendous impact on the area. 

 

Mr. Dennis Cvinar, 13 Regis Drive, asked if there would be any blasting in the area and how the board advises the abutters to deal with it.  Mr. Zohdi explained that the blasting company must register with the Fire Department and the Planning Director.  They also must survey all of the existing wells and foundations prior to any blasting being done.  Mr. Zohdi further noted that blasting done today is very precise and a minimum of blasting powder is utilized.  He explained that the proposed roadway will require a minimum of  blasting. 

 

Mr. Zohdi asked if the PCC maps could be made available to him through the Planning Department.  Mr. Farris stated that many of the newer board members may not be aware of the REPP maps provided by the Conservation Commission.  He asked Ms. Waters how the PCC maps would impact the proposed subdivision.  Mr. Gowan suggested that the maps be brought to the site walk. 

 

Mr. Zohdi offered to walk the parcel with the Conservation Commission and work with them to come to a mutual agreement.  He requested that the board take jurisdiction of the plan so that the plan can go to CLD for review and a site walk can be conducted.

 

Ms. Scofield questioned whether or not there was a clear title on ML 12-203.  Mr. Zohdi stated that Lot 12-203 has a clear title.  The title problem has been resolved by Attorney Bernard Campbell, Salem, and the plan has been recorded at the Registry of Deeds. 

 

Ms. Alicia Hennessey, Chairman of the Conservation Commission, asked when this plan would be brought before the Conservation Commission.  Mr. Zohdi explained that if the board takes jurisdiction of the plan, he would like to appear on the next PCC agenda. 

 

MOTION:  (Culbert/Farris)  To accept the plan for consideration.

 

VOTE:  5 – 0 – 0   The motion carries.

 

MOTION:  (Culbert/DeLuca)  To accept for consideration a waiver for the length of the cul de sac to exceed 560 ft.   

 

VOTE:  5 – 0 – 0   The motion carries.

 

 

The Chairman declared a five minute recess at 9:30 pm.

 

 

ML 05-83- James & Connie Carter/23 Castle Hill Road – Proposed 2 Lot Subdivision

 

Mr. Peter Zohdi, Herbert Associates, appeared before the board to present the plan for a two lot subdivision of ML 5-83.  Mr. Zohdi stated that this is a 14 acre parcel located off of Castle Hill Road with an existing house as shown on the plan.  Both of the proposed lots comply with all subdivision and zoning regulations.  Site specific soils have been completed by Mary Gospodarek, Certified Soil Scientist.   The edge of wet and WCD have been shown on the plan with the existing driveway.  Mr. Zohdi stated that one of the lots will have 11.17 acres and the other will have 65,080 sq. ft.   State subdivision approval is only required on the smaller lot. 

 

Mr. Farris asked if a road access would be provided to the larger parcel.  Mr. Zohdi stated that 200 ft. of frontage has been left.  The applicant wishes to maintain privacy for his family.

 

Mr. Zohdi stated that no waivers are being requested and that this is a simple two lot subdivision.   He requested that the board consider approving the plan tonight. 

 

There was no public input.

 

MOTION:  (Farris/Culbert)  To accept the plan for consideration.

 

VOTE:  5 – 0 – 0  The motion carries.

 

Mr. Messina stated that there are no outstanding issues or questions on this subdivision.

 

There was no public input.

 

MOTION:  (DeLuca/Farris)  To approve the plan.

 

VOTE:  5 – 0 – 0  The motion carries.

 

 

ML 4-137 – Rivier College/Mammoth Road – Proposed 5 Lot Subdivision

 

Mr. Peter Zohdi, Herbert Associate, appeared before the board to present the subdivision plan for ML 4-137.  Mr. Zohdi stated that he was before the board last month at which time they released one lot with an existing house.  He is now seeking approval of the four remaining lots. 

 

Mr. Zohdi stated that a site walk had been conducted by the Planning Board and the Conservation Commission.  The PCC has submitted a favorable letter relative to the WCD crossing to the file.  No wetlands will be touched.  The State of New Hampshire approved the subdivision and a number has been issued. 

 

Mr. Messina stated that all outstanding issues have been addressed. 

 

Mr. Farris read aloud the letter received from the Conservation Commission.  (Attachment #1)

 

Mr. Messina referred to the last request from the PCC relative to entering the parcel both during and upon completion.  He explained that unless written permission is received from the owner, it would be a liability for the town.  Mr. Zohdi offered to allow the PCC to inspect the property during the construction subject to notification of the Planning Director. 

 

MOTION:  (Culbert/DeLuca)  To approve the plan.

 

Mr. Farris requested that all applicable notes be made on the recorded plan.

 

VOTE:  5 – 0 – 0   The motion carries.

 

ML 4-137 – Rivier College/Mammoth Road – Special Permit for Driveway Crossing

 

MOTION:  (Farris/Culbert)  To approve the special permit for a driveway crossing.

 

VOTE:  5 – 0 – 0   The motion carries.

 

 

ML 06-185 – Thomas Mahoney/Irene Drive/Phase II – 20 Lot Subdivision

 

Mr. Peter Zohdi, Herbert Associates, appeared before the board to present the plan for a proposed 20 lot subdivision of ML 6-185.  Mr. Zohdi stated that a site walk had been conducted by the Planning Board and Conservation Commission last Saturday.   They have met with the Conservation Commission and the revised plan reflects their recommendations.   A 13 acre parcel has been deeded to the town.  CLD was asked by the board to make a recommendation relative to the intersection of Noela Avenue and Marsh Road. 

 

Mr. Farris referred to the revised plan and stated that he thought that Honey Lane was to “loop” around and that a fire road would be connected to it from Noela Avenue.  Mr. Zohdi stated that he had prepared plans for that configuration but that the Planning Director would have to address the changes.  Mr. Messina stated that he had spoken with the Fire Chief and he has indicated that he does not want to see a single access to this subdivision.  He did not propose a specific solution but he did not want any form of gating utilized. 

 

Mr. Soby stated that the board had a very long and serious discussion about this issue at their last meeting.  Mr. Messina explained that if the road does not go through, there would be no drainage impact on Noela Avenue.  If Honey Lane does go through, a letter has been submitted to the board members from an abutter, Mr. Fraize, indicating what those drainage problems would be.   The board would be looking at a 65 home subdivision with a single point of access.  Mr. Zohdi has been asked to look at the possibly of continuing Irene Drive to ML 6-206.  On the site walk there was considerable concern expressed by the residents of Irene Drive as to the impact of an additional 20 homes to the traffic on their roads.  They also expressed concern about the impact on the quality of life. 

 

Mr. Farris stated that he had spoken with the Fire Chief about constructing a fire road from Noela Avenue to Honey Lane with a gate.  They also spoke about a special locking mechanism that could be operated from the Fire House. 

 

Mr. Culbert stated that the residents of Irene Drive have the same concerns as the residents of Noela Avenue and how all of the new traffic will impact their neighborhoods. 

 

Mr. DeLuca feels that even if the road connects through to Noela Avenue, it will “backfire”.  He stated that if he lived on Noela Avenue, he would utilize the exit at the end of Irene Drive to get onto Marsh Road versus using the dangerous intersection at Noela and Marsh.  

 

Mr. Zohdi explained that the connection of Irene Drive to Thomas Avenue would involve a very large wetland crossing.  He could continue in the future but the impact to wetland would be great.  According to Gove Environmental, this wetland has Group 5 and Group 6 soils which are very poorly drained. 

 

Mr. Zohdi suggested that if the Fire Chief wishes, they can construct a 12 ft. wide fire road with a gate and locking mechanism which would provide less impact to the WCD.  This would provide access for emergencies and most likely satisfy the residents of Noela Avenue. 

 

Mr. Farris stated that the Fire Chief would need a loop at the end of the fire lane to turn around.  Mr. Zohdi stated that he had submitted a plan for that and it is in the file. 

 

Mr. DeLuca does not see the problem with the connection as he believes that the use of Noela for an exit would be limited.  Mr. Messina stated that with a single access to this area, there would be no options for exiting, with the connection, the residents could exit or enter either way.  Mr. DeLuca feels that it should be opened and connected. 

 

Mr. Gowan stated that at the site walk, CLD was asked to research options for improving the intersection at Noela and Marsh.   Rick Plenge, CLD, reported that although the posted speed limit is 30 mph, most vehicles travel anywhere from 40 to 45 mph in this area.  CLD looked at the possibility of widening this section of Marsh Road with a turning lane but because of the cost, it was not considered viable.  Mr. Culbert asked how much it be. Mr. Plenge stated that he did not have the exact cost estimate.  Mr. Culbert realizes that the amount of traffic may not justify a widening of the road but is it justified from a safety standpoint. 

 

Mr. Plenge stated that the signage or a blinking beacon could be utilized but cautioned that people do become “desensitized” to it over time.  Power hookups would also be an issue for the beacon.  Additional lighting was considered in this area.  CLD also considered “grooved pavement” across both lanes of traffic prior to the intersection to slow traffic down.  Mr. Gowan questioned if grooved pavement would harm the snow plows.  Mr. Plenge stated that he did not think so. 

 

Mr. Farris asked what type of improvements would have to be done on Noela Avenue if this road is connected.  Mr. Plenge could not make a judgment or comment on what type of improvements would be necessary at this time.

 

Mr. DeLuca suggested that the “hump” in the land across the street from Noela – between the house and large tree – be cut down or lowered to increase the site distance.  Mr. Zohdi stated that the site distance at this intersection is appropriate according to the regulations. 

 

Mr. Zohdi explained that Noela Avenue is 24 ft. paved to the edge of tar.  He does feel that the width of Noela is problem.  CLD and Mr. Messina have recommended that if there is a connection, some shoulder work on Noela will have to take place.  The catchbasins and culvert will also have to be cleaned up.   Mr. Zohdi explained that there is an existing drainage problem behind the existing homes on Noela. 

 

Mr. Messina read aloud a letter from Mr. Tim Fraize, Noela Avenue relative to current drainage problems on this road. (Attachment #2)

 

Mr. Zohdi referred to the letter and noted that hot topping the proposed roadway prior to construction falls under the jurisdiction of the Planning Board.   The applicant is willing to bond the road 120% and is entitled to construct 10 homes per year. 

 

Mr. Zohdi is not familiar with the curbing on Wilshire Drive and noted that cape cod curbing is not recommended.  With less than a 4% slope, sheet drainage will handle the flow.

 

Mr. Zohdi stated that if the plan is approved, his client is willing to unclog the culvert, do some shoulder work and install rip rap to further facilitate the drainage. 

 

Mr. Zohdi does not feel that Item #6 is an issue that his client needs to address. 

 

Mr. Zohdi stated that Item #7 has been agreed to by his client and has been discussed with the Planning Director.  He noted that Mr. Fraize is aware of this discussion and agreement. 

 

Mr. Zohdi referred to Item #8 and asked how he is supposed to reroute all of the surface drainage.  He does not feel that it is fair to his client to require that he be responsible for this problem.  Mr. Zohdi suggested that the abutters get together and have a ditchline dug to deal with the surface drainage.

 

Mr. Gowan stated that at the site walk, it was suggested that a “Dead End” sign be installed at the beginning of Noela Avenue if the road does not go through.  It was also suggested that speed limit signage be utilized in the proposed subdivision to slow traffic down.

 

Ms. Alicia Hennessey, Conservation Commission Chairman, stated that James Gove, Gove Environmental, strongly recommended at one of the initial meetings on this subdivision, that  Noela Avenue not be connected to Irene.  He felt that from an environmental standpoint, it would take away from the buffer zone of the wetlands.   

 

PUBLIC INPUT:

 

Ms. Carol Bergeron, 173 Marsh Road, expressed concern that this intersection is a very dangerous safety problem.  She supports making Honey Lane a circle and constructing a fire road.  Ms. Bergeron stated that there have been numerous accidents at this intersection and that the board should not ignore the danger of the existing curve.  With more traffic pouring out onto Marsh Road from Noela Avenue, it is only a matter of time before there is a death. 

 

Mr. Paul Bergeron, 173 Marsh Road, stated that Mr. Mahoney has researched every way to connect the Irene Drive Extension.  If Mr. Zolkos brings down the price on his land, there is the possibility of a connection to Thomas Avenue.

 

Mr. Tim Fraize, Noela Avenue, questioned where the most lives would be saved and strongly urged the board to approve the fire road versus a connection to Honey Lane.  He reiterated how difficult it is to make a turn into Noela Avenue with the speed of the traffic at that point on Marsh Road.  The traffic report from CLD states that 70% of the residents of the new subdivision will utilize Noela Avenue to continue North on Marsh Road. 

 

Mr. Gowan stated that the board must weigh all of the comments and options and come to a resolution.  He stated that he respects the Fire Chief’s opinion but cautioned the board that there seems to be conflicting information regarding conversations with the Fire Chief. 

 

Mr. Farris explained that the gate he discussed with the Fire Chief would be controlled from the Fire Station.  He stated that the primary access would be for the ambulance and a fire truck could be gotten down the fire road.  Mr. Farris explained that the Fire Chief’s main concern was access. 

 

Mr. Farris feels that there are two issues that need to be discussed – what type of road access should be provided and should Honey Lane and Robin Drive loop around or be left with a cul de sac.  He feels that the road should loop around. 

 

Mr. Soby supports Mr. Farris’s discussion of the fire lane access. 

 

Mr. Gowan stated that the exact specifications of the fire lane access road would need input from the Fire Chief.  He is uncomfortable requiring a specific type of gate locking mechanism without feedback from Chief Fisher.  Mr. Zohdi stated that they have no problem working out these details with the Fire Chief.  The board must make a decision as to whether they want this road paved or graveled.  Mr. Culbert recommended that the fire road be graveled.  Mr. Farris expressed concern for the long term maintenance for the town. 

 

Mr. Gowan has no problem with gravel and also likes that it will reduce further impact to the wetlands.  He hopes that there will be a future connection to Thomas Avenue if at all possible.  Mr. Gowan believes that appropriate speed limit signage would give the residents of Irene Drive some relief. 

 

Mr. Zohdi has no objections to the request for signage. 

 

Mr. Gowan stated that he is not aware of any other gated roadway in the town.  He believes that this is an interesting precedent for future situations such as this.  Mr. Messina recommended that the fire road be utilized as a construction road for this portion of the new subdivision. 

 

Mr. Culbert will follow the will of the board but would like to see a connecting road in the future.  He further suggested that the proposed gate be located wherever the Fire Chief dictates and that the road should be 24 ft. wide with 12 ft. of gravel.  Mr. Farris feels that the gate should be located at the Honey Lane end of the fire road.  Mr. Culbert agreed.

 

Mr. Gowan does not support having this road open for construction vehicles.  Mr. Farris added that entering and exiting from Noela Avenue either way onto Marsh Road would be very difficult for large trucks.   

 

Mr. Culbert asked if there is a set of plans with the “loop”.  Mr. Zohdi stated that it would be submitted to the file first thing tomorrow morning.

 

Mr. Zohdi offered to work with the Road Safety Committee relative to appropriate signage.  He noted that the bond would not be released until all of the signage was installed according to the plan.

 

Mr. Culbert stated that if the loop is approved, could the developer do some off site improvements such as the grooved pavement on Marsh Road.  Mr. Zohdi stated that if they are not sending any additional traffic to this area, his client should not be asked to complete this off site improvement.  He noted that he client is being asked to construct an additional 400 ft. of roadway. 

 

Mr. Farris expressed concern for the rate of speed that cars get to by the time they reach the bottom of Irene Drive.  He suggested that a grooved pavement on Irene Drive be considered.  Mr. Gowan stated that maybe the town could consider that.

 

Mr. Messina recommended that the board ask that the plan be revised and brought back to the board for a vote in two weeks.  He feels that this is a significant change to the design in the road structure. 

                                                                                 

MOTION:  (Farris/Culbert)  To approve the plan subject to the following conditions:

 

1.                  Honey Lane and Robin Road connect as shown on the previously engineered and submitted plan;

2.                  A fire access road be constructed between Noela Avenue and Honey Lane and that this access road will be built to the specifications of the Fire Chief with a single gate at a location to be determined by the Fire Chief;

3.                  Signage for the development to be determined at the recommendation of the Pelham Road Safety Committee.

 

Ms. Alicia Hennessey, Conservation Commission Chairman, requested that the proposed fire road be as narrow as possible and that no construction vehicles be allowed to utilize it. 

 

Mr. Messina reported that there have been noted water problems on Irene Drive.  He recommended that the board require water quality testing prior to an occupancy permit being granted as allowed by the regulations. 

 

Mr. Zohdi has no objection to the additional condition.  Mr. Culbert stated that the State requires a well water test prior to occupancy.  Mr. Robert Mahoney, developer, stated that the bank requires a well water test and it would be no problem to include it with the occupancy permit paperwork. 

 

Mr. Farris accepted the following as a friendly amendment to his motion: 

 

4.                  Copies of water tests to be provided prior to occupancy be granted

 

Mr. Culbert amended his second to the motion.

 

VOTE:  5 – 0 – 0  The motion carries.

 

 

 

NEW BUSINESS

 

 

ML 05-37-01 – Delores & Benoit Fontaine/18 Mercury Lane – Special Permit to Allow Conversion of Duplex to Condominium

 

The board date specified this plan to the March 20, 2000 board meeting.

 

 

 

MINUTES REVIEW – February 24, 2000

 

The minutes of the February 24, 2000 board meeting will be reviewed at the March 20, 2000 meeting.

 

 

 

SITE WALKS

 

 

The board will conduct a site walk of the following parcels on Saturday, March 11, 2000 at 8:00 am:

 

ML 13-84  - New England Pentecostal Church/327 Gage Hill Road – Site Plan for Proposed Addition to Existing Building

 

ML 12-203 – Frederick & Suzanne Schlapp/Mulberry Wood Estates/Shephard Road – Proposed 20 Lot Subdivision

 

 

 

ADJOURNMENT

 

MOTION:   (Farris/DeLuca )  To adjourn the meeting.

 

VOTE:  5– 0 – 0   The motion carries.

 

The meeting was adjourned at  11:20 pm.

           

                                                                                    Respectfully submitted,

 

                                                                                    Susan J. Tesch

                                                                                    Recording Secretary