The Planning Board voted to approve special permits for an Open Space and Landscape Development and Flexible Community Development concept plan at 203 Pond Street during their March 11 meeting. Lot owners John Coolidge and Anne Richards presented the plans along with David Wluka from WLUKA Real Estate Corp., Eric Dias from Tunison Dias, Inc. and landscape architect Laurie Ellsworth.
The project would create a 12 lot single-family subdivision on the property with payment in lieu of one affordable housing unit. An earlier plan had been submitted in the fall, but some improvements have been made with a different developer to improve the plan using comments made on site walks and comments from the town. One lot that had been an approval-not-required lot in the previous plan is now incorporated as an open space lot that will provide a buffer to the adjacent properties. The buffer for the lot would be 50 feet instead of 100 feet with walking trails that go through the buffer being maintained. A parking area would be included in the area for the trails and would also have the 50 foot buffer between it and the properties nearby. Another change is to a driveway that was on Lot 2 of the plan and off of Pond Street and is now on the proposed roadway in order to minimize curb cuts on Pond Street and improve public safety on the lot.
Two waivers will be needed from the Zoning Board of Appeals to approve the roadway with 11 lots coming off of it and to approve the construction of part of a roadway and one driveway on a grade of more than 25%. A waiver for stormwater detention in a wetlands crossing area is needed and will take up less than 2% of the open space area. The detention area would first be monitored for a period of time by the developers and then would be maintained by a homeowner’s association.
Residents were concerned with the reduction of the buffer around the parking lot and roadway into the park. Other residents were concerned with the idea of a development instead of having the whole lot for open space, the density of the development, and the impact this would have on wildlife.
Coolidge responded by saying, “…if the town does not buy this property, we want to make sure that we have developed it in a conscientious, environmental way that protects the greatest majority of that property.”
Coolidge also stated that he would be pleased with the town or the town and the state buying the land.
“The town will have its opportunity, and we encourage them to go forward,” said Coolidge.
During the Board comments, Board member Brian Karp asked whether a shared driveway could be developed for Lots 1 and 2 and move the parking area. Weismantel also stated that the Planning Board could grant a permit for the shared roadway. However, the Board was told in response that the two roadways allow for wider lots which are more desirable for building, and that screening could be added in the future between the existing trails and the houses if needed. Board member Claire Wright stated that there are other potential areas to put the parking lot and so maintain the 100 foot buffer. Board member Mark Abate asked if the parking lot could be eliminated. Coolidge responded by saying there is an existing road nearby which minimizes impact during construction. A 25 foot no-cut easement was suggested by the Board instead to incorporate into the plan along the buffer.
The special permits for the concept plan were granted with the condition that payment be given to the town instead of an affordable housing unit, with waivers for the 100 foot buffer with a 25 foot no-cut easement and the storm water detention area in the open space area. The waiver for the construction of the roadway will be looked at closer during the definitive planning stage and when more engineering is available.