Town of
Meeting of 16 April 2008
Conference B,
Members present: Robert Dahn, Quentin Kessel, Scott Lehmann, John Silander, Joan
Stevenson (Alt.). Members absent:
Peter Drzewiecki, Rachel Rosen, Frank Trainor.
Others present: Matt Maynard
(Towne Engineering) & Charles Insalaco (Quiet Meadow Subdivision); Mark
Peterson (Gardner & Peterson Associates) & Ray Crossen (Windwood Acres
Subdivision); Grant Meitzler (Mansfield Wetlands Agent).
1. The
meeting was called to order at 7:30p
by Chair Quentin Kessel. In the absence
of three members, Stevenson participated as a full member of the Commission.
2. The
draft minutes of the 19 March 08 meeting
were approved as amended: Stevenson abstained from voting regarding W1395.
3. Quiet Meadow Re-subdivision Plan (LaGuardia, IWA
1393/PZC 1108-2). Mr. Maynard indicated that the application has been
revised in accord with the Commissions recommendation 2b; the new map shows
conservation easements on the steep slopes of the glacial terrace.
Kessel distributed
notes from a 3/30 field trip and the 4/15 meeting of the Open Space
Preservation Committee; the Committee wants a buffer between the development
and Chapin Pond to minimize the possibility of nutrient flows into the
pond. He noted that Ken Metzler, a
wetlands specialist at DEP, has been asked to assess potential impacts on
Chapin Pond. Since the pond surface is
20+ feet higher than Chapin Brook, Meitzler believes that seepage from
development on the terrace between them would most likely drain to the water
table, following its gradient to Chapin Brook and away from the Pond. Dahn suggested that protection of the pond
might be enhanced by moving the septic systems on lots 2 & 3 farther from
it. Mr. Maynard thought this might be
possible; the proposed systems are located where the test holes were dug, but
all test holes dug on the property produced quite similar results. Kessel and Stevenson suggested that
protection might be further enhanced by an open space subdivision in which lots
2 and 3 were put into open space and the same number of houses clustered on
smaller lots. Mr. Insalaco doubted that
such a plan would be economically feasible for the developer.
The Commission
agreed to add two comments to those made at its 19 March 08 meeting:
1.
The Commision is pleased that the applicant now proposes protecting the steep
slopes of the terrace with conservation easements, as the Commission previously
suggested (3/19/08 comment 2b). However,
the Commission notes that the issue of potential impact on Chapin Pond (3/19/08
comment 2c) is still unresolved; it hopes that a study now underway at DEP will
clarify the situation and suggests that the applicant consider locating septic
systems on lots 2 and 3 farther from the pond.
(Motion: Lehmann, Silander;
approved unanimously.)
2. The Commission suggests that the PZC consider
requiring an Open Space Subdivision with the same number of lots, in which the
present lots 2 and 3 become open space and eight houses are clustered at the
northern end of the terrace. (Motion: Stevenson, Kessel – Kessel,
Lehmann, Stevenson voting for, Dahn against, Silander abstaining.)
Mr. Maynard & Mr. Insalaco left the
meeting.
There was general agreement that it
would be desirable if applicants could meet informally with the Commission and
other relevant Town bodies to discuss options for development before a lot of
money was invested in developing site plans.
Such a system is used in
4. W 1397
& PZC 1229-2: Windwood Acres Subdivision (Crossen, Route 195 between
The open space dedication is adjacent
to another 26 acres of Town open space with public access by trail from
Lehmann participated in the IWA field
trip to this property earlier in the day, but did not have time to prepare a
written report for this meeting. He
noted that the land was thoroughly logged perhaps 10 years ago, leaving a network
of logging tracks and few trees of any value; the small stream to be crossed by
the merged driveways drains a large brushy wetland with standing water that
lies largely off the property. The vale
in which the stream flows is relatively undisturbed at present, and slopes here
would require contouring. A possible
alternative to the driveways is a Town road from Rte 195 across lot 13 along an
existing logging road across the same wetland in a flat area below the proposed
crossing; common driveways to lots 16 & 17 and to lots 14 & 15 would
connect to this road. The wetland is
broader here, however, and a road would be wider than the merged driveways.
The Commission agreed (motion: Lehmann, Silander; approved
unanimously) on the following points in commenting to IWA.
1) The Commission commends the
applicant for the dedication of significant open space adjacent to existing
Town open space.
2) The Commission notes that extensive
wetlands limit development to three houses along Rte 195, unless wetland crossings
are permitted. The crossings proposed
have a potential for significant impact on wetlands, particularly the one
involving the merged driveways, which would require contouring. The Commission suggests that the IWA
investigate the impact of crossing this wetland to the west, where an old
logging road now crosses it.
Mr. Peterson & Mr. Crossen left the meeting.
5. W 1395
& PZC 1269: Green, Wormwood Hill & Knowlton Hill Rds.. The
original proposal has been modified
somewhat, according to Meitzler, but the Commission has not received this
material.
The Commission agreed (motion: Silander, Kessel; all in favor save Stevenson, who
abstained) to request that the time period for review be extended, if
necessary, to give the Commission an opportunity to comment on any
modifications.
6. Gas line
clearing. In response to an e-mail inquiry from Lehmann about
why extensive logging along the right-of-way of the gas line that crosses Davis
Rd. was being conducted without apparent regard for damage to wetlands,
Meitzler reported that a) the clearing is being done to permit aerial surveys,
b) gas lines are regulated at the federal level so neither the Town nor the
State has any jurisdiction, and c) telephone calls to the pipeline company had
finally reached someone who promised some remediation.
7.
Adjourned at 9:35p.
Scott Lehmann, Secretary
18 April 08
Approved 21 May 08