Town of Wellesley, Massachusetts

WELLESLEY PLANNING BOARD

REGULAR MEETING AND PUBLIC HEARINGS

MONDAY, APRIL 28, 2008, 7:00 p.m.

PLANNING BOARD OFFICE AND GREAT HALL - TOWN HALL

Present: Mr. Frisardi, Ms. Donahue, Mr. Chan, Mr. McCauley, Ms. Lehmann, ……… …. ……………………………………………………………………………Mrs. Jop, Mr. Brown.

Neil McLaughlin, Michelle Paul, Sanjeev Singh, Steve Sykes.

IN THE PLANNING BOARD OFFICE

1. Polaris Subdivision PB-04-E-1 Request for release of Parcel C

The Board met with Mr. Singh to discuss his request for release of Parcel C (837 square feet) from the terms of the subdivision covenant. This Parcel C (a portion of subdivision Lot 4) is to be combined with a (non-subdivision) lot owned by Mr. Singh at #19 Dunedin Road. Parcel C was created under an Approval Not Required plan - PBC-08-01 (see Minutes of February 25, 2008).

After a brief discussion the Board moved, seconded and voted unanimously to approve the request. Subsequently the Board endorsed a Release of Restrictions document. Filing of the Release of Restrictions will allow the conveyance of Parcel C.

2. Interview of candidate for Planning Board Associate Member position

The Board met with Michelle Paul to discuss her interest in the vacant Associate Member position. Board members were offered the opportunity to ask questions about her background and interests. Ms. Paul was offered the opportunity to ask questions of the Board members concerning the nature of the position.

It was indicated that there are three candidates, two of whom are to be interviewed at this meeting. One candidate will be interviewed another evening.

The Board thanked Ms. Paul for her interest in serving with the Planning Board.

Neil McLaughlin, Doug Shoop, Jill O'Toole, Bob Siemering, Sanjeev Singh, Steve Sykes, Ann Hile, Jared Parker, Sam Fields, Peter Cory, Jonathan Cavanaugh, Ted Doucette, Beth Ardtsen, Chris Hall, Mike Brock, Kathy Brock.

3. Large House Review LHR-08-04, #69 Windsor Road

Chairman Frisardi opened the meeting and reviewed the role of the Planning Board in the matter of Large House Review. The areas of review are a) landscape preservation; b) drainage; c) building scale and shadow; d) lighting; e) open space; and f) circulation, driveways, parking areas and walks. He summarized the written recommendations of the Design Review Board which included: discussion of interior spaces (not subject to Planning Board review), the transition between the stone and shingle (DRB recommended that shingle siding being flared over the field stone foundation facing), massing, tree removal, buffer area, dry wells and building west façade (kitchen wall). He noted that the DRB commented favorably on the design fitting inwith the neighborhood, no tree removal and an added buffer. He noted that the report of the Town Engineer concerning drainage review has not been received but is expected by mid-week.

The project involves an addition to the existing house which has a Total Living Area plus Garage (TLAG) of 3,413 square feet. The addition of 3,425 square feet will cause the house to exceed the threshold of 5,900 square feet in the 20,000 square foot Area Regulation District.

The applicant's, the O'Toole's, have owned the property for approximately one year. The architect for the project Mr. Shoop explained the project using plans (also included in Planning Board packet materials).

Mr. McCauley asked if trees were taken down before the O'Toole's bought the property. It was not known.

Ms. Donahue said that the Town Engineer will look at cuts and fills. She asked about exterior lighting.

Mr. Frisardi said the location of electrical fixtures will need to be shown on a plan as well as a detail showing flaring of the shingle siding in accordance with recommendation of DRB.

Mr. McCauley said the Wetlands Order of Conditions should be submitted to the Planning Board and become part of the LHR record.

The Board moved, seconded and voted unanimously to continue the meeting until 7:30 p.m. on Monday, May 12, 2008.

4. Interview of candidate for Planning Board Associate Member position

The Board met with Stephanie Wasser to discuss her interest in the vacant Associate Member position. Board members were offered the opportunity to ask questions about her background and interests. Ms. Wasser was offered the opportunity to ask questions of the Board members concerning the nature of the position.

It was indicated that there are three candidates, two of whom are to be interviewed at this meeting. One candidate will be interviewed another evening.

The Board thanked Ms. Wasser for her interest in serving with the Planning Board.

5. Large House Review LHR-08-06, #56 Cypress Road

Chairman Frisardi opened the meeting.

The project involves a tear down/rebuild on the lot. The existing house has a Total Living Area plus Garage (TLAG) of 3,493 square feet. The proposed house has a TLAG of 7,002 square feet which will exceed the threshold of 5,900 square feet in the 20,000 square foot Area Regulation District.

Mr. McLaughlin, builder representing the owners, the Siemering's, presented the project using plans on display (also included in Planning Board packet materials). He noted that the corner (Cypress and Edmunds) lot is oversized for the zone having 35,000 square feet. The house was constructed in 1929. Existing building coverage is 9% of the lot, proposed is 11%. He said for the most part existing plantings and trees will not be disturbed and a landscaped area surrounding a ledge outcropping at the southerly side of the lot will not be disturbed. There are no wetlands in the area. He said there are water table concerns. He noted that the Design Review Board recommended that a walk be built to Edmunds Road but the applicant does not want to cut into the (approximately three foot high stone wall). He said outdoor lighting will consist of lights over the doors, post lights along walks and three sets of floodlights on the house. Mr. Siemering noted that, other than this, they are not proposing to illuminate the outside of the house.

Ms. Donahue said that in review of these projects a locus plan showing adjacent houses would be helpful.

Mr. McCauley said that the drainage report from Engineering Department will be important to review.

Initially it was felt that the lighting review could be waived but in discussion it was agreed that lighting and fixtures (such as catalog cut sheets) should be reviewed.

Mr. McCauley expressed some concern that the new house "faces" Edmunds whereas the existing house "faces" Cypress and from Edmunds it is hidden in the trees and landscaping.

The Board moved, seconded and voted unanimously to continue the meeting until 7:45 p.m. on Monday, May 12, 2008.

6. Housing Market Study Draft RFP

The Board reviewed a draft RFP for this study. Mr. Brown gave a brief background and said the draft has been approved by the Wellesley Housing Development Corporation. There was discussion of the purpose of the study. The Board made a minor edit.

The Board designated Mr. McCauley to coordinate the study on its behalf. This will be noted in the RFP.

Mr. Brown updated the Board on the Town-wide Sidewalk Plan project and the linkage to the High School project. He indicated that there is $5,000 for this study in the Planning Board Capital Budget and suggested that $5,000 from the FY 08 Professional Services Account, be added to this amount. The Board agreed that for a study of this importance it would be more appropriate to have $10,000 and indicated that this should be done.

The Minutes of March 31, 2008 and April 7, 2008 were approved.

9. Large House Review LHR-08-07, #29 Standish Circle

Chairman Frisardi opened the meeting.

The project involves a tear down/rebuild on the lot. The existing house has a Total Living Area plus Garage (TLAG) of 1,976 square feet. The proposed house has a TLAG of 5,999 square feet which will exceed the threshold of 4,300 square feet in the 15,000 square foot Area Regulation District.

Mr. Hall, architect for the applicant/owners, the Brock's, explained the project using plans on display (also included in Planning Board packet materials). The Brock's have owned the property since 2002. He indicated that the proposed house location has been moved back eight feet to comply with the Town's 500 foot rule.

Mr. Doucette, civil engineer for the project, said that there will be no drainage impact on the abutters or the Town. He said currently there are no storm water controls.

Ms. Ardtsen, landscape architect for the project, explained the landscape plan in detail indicating species and size of trees, shrubs to be added and those to be retained as well as a new vegetative buffer on the west side.

Mr. McCauley asked about the large tree (appearing in the site photographs). Ms. Ardtsen indicated that it is a Norway Maple that must be removed. She noted parenthetically that Norway Maples are now considered as among "invasive species" and are on the Town of Wellesley's "don't plant" list.

Ms. Ardtsen explained the lighting plan indicating the location, type and purpose of each fixture.

Mr. McCauley asked about the location of air conditioning equipment. The response was that it is located in back of the proposed garage, not in the sideyard.

Ms. Donahue asked about the grading changes and retaining walls. Ms. Ardtsen explained the location and purpose of each of the three walls shown on the plan the highest of which is less than two feet.

Mr. McCauley asked if there is area on the lot or in the immediate vicinity where rainwater collects. The drainage pattern was explained and noted that there is no standing water in the area.

Chairman Frisardi asked whether the outdoor lighting would be on all night. The proponent had not thought about this but indicated that the outdoor lights can be set on a timer. Mr. Hall showed catalog cuts sheets of the specific lighting fixtures to be used and indicated their locations.

Ms. Donahue asked about the basketball play area shown on the plan at the easterly property line particularly as it may be a concern to the neighbor on that side. Mr. McCauley shared concern about this feature. The owner explained that this location on the abutters lot is an isolated area and an unused portion of their lot.

Chairman Frisardi complimented the applicant on the presentation.

Mr. Cory said that he is a neighbor on the opposite side of the circle and as such not really affected. He said that as an Advisory Committee member he followed the LHR bylaw discussion. He wondered how the square footage of the proposed house compares with the size of the houses on his side of the Circle.

Ms. Donahue acknowledged the care taken by the team assembled by the applicant and the thoughtful and thorough plan but expressed concern that this house is much larger than the stock in this neighborhood except for a small cluster of larger homes in the immediate vicinity. Mr. McCauley, Mr. Chan and Ms. Lehmann agreed with this concern.

Mr. Frisardi felt, on the other hand, that the application does exactly what was intended by LHR. It exhibits careful consideration of building design and landscaping for the site.

Ms. Donahue commented on the lighting plan feeling that it will accentuate the size of the house.

Mr. Hall said that the entire design was done before the Town considered LHR. Family considerations caused the project to be filed after LHR was implemented on January 1st. He said the Brock's have four children, need the space and that things were done to diminish the appearance of building mass.

Mr. Frisardi said that TLAG numbers alone do not tell the story. This project has a two-car garage rather than a, today more usual, three-car garage. He feels the space is very well packaged.

Ms. Donahue mentioned the second floor living room for the guest suite.

Mr. Brock responded that as his children get older the use of that space will change. He noted that most of the houses in the neighborhood have four and five bedrooms.

Mr. Sykes alluded to the early discussions during the development of the LHR bylaw and a particular new house on Boulder Brook Road which towered over its neighbors. He asked the height of this house. Mr. Hall said 32 feet and it has no possibility of providing living space in the attic.

Mr. Brock said that they are trying to improve the neighborhood.

Mr. Cory said that an indication of neighborhood concern is that there are no abutters present.

Chairman Frisardi said that the decision must be held over pending receipt of the drainage report from the Town Engineer.

The Board moved, seconded and voted to continue the meeting until 7:15 p.m. on Monday, May 12, 2008.

Next Meeting: Monday, May 5, 2008

Meeting Adjourned: 11:05 p.m.