Planning Board reviews Woodward Village plan
|The Planning Board endorsed a plan to divide the land at 879 Concord Street into two lots: one with 4.95 acres and the existing home, and a second with 4.64 acres. Both lots have legal frontage on Concord Street. (Map adapted by Marjorie Johnson)|
The town’s review of the proposed Woodward Village housing development off Bedford Road continued at the Planning Board meeting on May 13.
The board continued the Public Hearing on the Now Communities application for a Residential Open Space Community (ROSC) Special Permit to develop the 44. 9–acre Parcel 10-4-X between 767 and 871 Bedford Road. Jonathan Stevens chaired the meeting. Woodward Village will comprise 16 single-family units and one duplex. Located on approximately ten acres directly across from Stony Gate, the site has frontage on Bedford Road. The remaining acreage will be deeded to the town as Open Space. As a ROSC development, higher housing density is permitted than is typical in Carlisle.
Dan Carr, engineer with the Stamski and McNary engineering firm, developer Dan Gainsboro, and the board’s peer reviewer Jonathan Hedlund of Nitsch Engineering discussed changes to the plan that were made in response to comments from the board, the Board of Health, the Conservation Commission, the Trails Committee, the Police Department, and the Fire Department.
What is in a name?
Police Chief John Fisher was concerned about the proposed name for the roadway into the development, Woodward Lane, since Carlisle’s emergency responders already have to deal with Woodbine Road, Woodland Road and Woodridge Road. Gainsboro asked if the Planning Board had any suggestions. He said that for a NOW development in Devens he was given a sheet of “approved” names although he was surprised at one of the suggestions on the list: Influenza Lane. After the chuckles subsided, board member Madeleine Blake offered—Village Lane. Nothing further was forthcoming. Gainsboro indicated that he was open to suggestions, perhaps a name of historical significance in Carlisle, and would discuss names with the Woodward family. There seemed to be no concern with Woodward Village as the name for the development.
Carr said that the ConsCom was concerned about the impact of the relatively broad and long wetland crossing and culvert on the adjacent wetland. He said that they are coming to a compromise. Rather than replicating about 500 square feet of wetland they propose to add wetland plants at the four edges of the culvert where the vegetation is sparse. It was noted that trees planted on one side of the bridge culvert as well as the structure itself at the wetland crossing will shade the adjacent wetland.
Freeform leach area proposed
Rather than a more conventional rectangular leach area Carr is proposing what he called a “freeform leach area -- laying pipes along the hill.” He said this would reduce the amount of fill needed. Having reviewed this with the Board of Health, he said, “They requested adding a few more test pits.” With other cut and fill modifications it is estimated that the amount of fill needed would be reduced by 2,000 cubic yards. All material from foundation excavations will be used on the site.
Trails and parking
At the request of the Fire Department two additional parking spaces are provided. And the two “public” spaces at the end of the roadway near the Open Space and trailhead were relocated slightly to accommodate easier turning for emergency vehicles. At the suggestion of the Trails Committee trail detail will not be on the plans. Instead, a broader trail easement will be shown so that the Trails Committee has more freedom in the trail location.
Developer accepts ROSC Zoning Bylaw Amendment
Town Meeting Article 23 passed and amended the ROSC Zoning Bylaw Section 5. 12 to allow infrastructure for a possible town public water supply to cross the open space portion of the ROSC open space. Gainsboro has accepted the ROSC amendment even though not required to because the Special Permit Application was made prior to the bylaw amendment.
On a unanimous vote the board decided to apply the $500 Preliminary Plan application fee toward the $3,300 ROSC Special Permit application fee. The board’s Rules and Regs permits this action as an inducement to a developer to approach with a Preliminary Plan early in the development process.
David Freedman of Hutchins Road suggested that the board relieve the developer of the requirement of marking all trees over 10-inch in diameter in the area that will be “clear cut.” He said, “Because of the severe grade change to be done, any trees in this area wouldn’t survive anyway.” Gainsboro indicated that trees would be planted as part of the Landscape Plan. No vote was taken but consensus was that this would be an acceptable waiver.
The hearing will continue at 7:45 p.m. on June 10. Part of the discussion is expected to be the required Traffic Study related to the anticipated impact of the development. ∆