The Carlisle Mosquito Online

Friday, July 2, 1999


Pine Brook development conceptual plans generate amicable discussion

One of the rewards for cleaning their slate of old business two weeks earlier was that the planning board meeting on June 28 lasted only two hours. The unusually light agenda featured only three items with one sparking pleasant and productive exchange between a developer and abutters.

Pine Brook Road

Betsy Gould of Pine Brook Road requested discussion of her informal conceptual plan for subdivision of land located at 195 Rutland Street, connecting to 120 Pine Brook Road. Engineer Gary Shepard of David Ross Associates presented plans for a 12-lot development on the 43-acre property.

"There will be no through road," explained Shepard. "We could fit 16 houses on a through road, but it would be detrimental to the neighborhood." Shepard took the unusual approach of splitting the property into two separate developments. The Pine Brook portion features two lots on a ten-acre parcel accessed by a common driveway. The Rutland Street portion contains a 1,000-foot cul-de-sac accessing five conventional and five pork chop lots. The two-lot Pine Brook development is a conservation cluster with one bonus lot plus four acres of open space, which conforms to the 30 percent bylaw requirement.

Board member Louise Hara immediately identified a primary trail going through the property that accesses the Great Brook State Park from Ice Pond Road. Part of this trail is contained in the proposed four acres open space, but the rest traverses building lots in the Rutland Street portion. "Proximity to the state park makes this an important conservation area," stated Hara. "Would the Goulds be open to a trail easement?"

This idea sparked several more until the board conjured up a plan that had Shepard, the owners, board members, and even abutters all smiling. Subdivide the Rutland Street parcel and after subdivision approval, develop the remaining property as two conservation clusters. In the process, create a conservation buffer, including the trail, along the entire state park boundary. The reward for building two conservation clusters is two bonus lots, bringing the total for the development up to 13.

Glen Urban of Pine Brook Road was the first to praise the expanded state park boundary. Nancy Stadtlander, also of Pine Brook Road followed, commenting, "We also appreciate what the Goulds have done to respect privacy." She was concerned about the wetlands and feared for the otters and mallard ducks she has seen living there. Gary Stadtlander also tactfully mentioned that one of the lots off Pine Brook is "damp." Shepard assured them that the houses will be located on high ground and the wetlands carefully preserved. Kate Bauer Burke of Pine Brook Road wrapped it up for the amicable abutters by saying, "I'm pleased that there will be no cut-through and I thank the Goulds." Nancy Stadtlander got in one last request by proposing that a trail be provided from Pine Brook to the state park.

Member Michael Abend strongly suggested that the Goulds go before the conservation commission before they return to the planning board with a preliminary plan. The Goulds nodded affirmatively to every request as the harmonious discussion concluded. Acting chair Michael Epstein smiled over the peaceful proceedings and commented that sometimes the bylaws work as they're supposed to.

Wang-Coombs lots

Wayne Davis of the Carlisle Land Trust (CLT) presented an Approval Not Required (ANR) plan for the Wang-Coombs land south of Curve Street across from the Swanson farm. The property has been divided into six lots. The three northernmost will remain agricultural, while two will be sold as building lots by the CLT and the third, the site of the red barn, will be purchased by John Swanson, who has right of first refusal. The board approved the ANR by a 4-0 vote, with Hara recused.

Koning Farm Road

Bob and Marylou Koning of Acton Street finally hit on a name for their new subdivision road that everyone likes. Virginia, Judy, and Nowell will now be joined by a fourth public "farm" road (Clark Farm and Fielding Farm are common driveways). Koning Farm Road replaces Maplewood, which sounded more like a nursing home to some folks, for the new road located off Acton Street. The board approved the new road name by a vote of 5-0 after no discussion.

Since they were all gathered, the board members amused themselves for the remainder of the meeting by salivating over the purchase of some computer equipment with their surplus funds. The next meeting of the planning board is July 19.

1999 The Carlisle Mosquito