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Town of Hampden

Regular Meeting of Planning Board
7:00PM at the Hampden Town Hall
December 11, 2002

Approved January 8, 2003

 

Members Present:         Chair John D. Flynn, Joseph A. “Charlie” Dolben, Joe Kruzel, Melissa Reeves, Robert Majkut

The meeting was called to order at 7:00pm by Chair Flynn.  He called for a motion to approve the minutes of the previous meeting of November 13, 2002.  The minutes were accepted as read.

Bills:     Clerk:  Month of December – 60 Hours @ $13.76 = $825.60

1)         7:05 APPOINTMENT – SCOTT KURTANIS112 GLENDALE ROAD

Scott’s home at 112 Glendale Road was burned out in October and he has been looking into rebuilding.  The lot has only 100’ of frontage and is not owned in common with any abutting land.  He wants to change the footprint and put the building further back on the lot and has been in to discuss this with the building inspector.  His abutter will sell him an additional parcel to increase the frontage to 115’ and allow him to meet the regulation side setback of 35’.  He has gone to Smith Associates to have it drawn up, and they suggested that he run it by the Planning Board.  Since he is not increasing the non-conformity of the lot, the Board (Charlie moved and Joe seconded it) to accept the plan as presented.  Note:  Kurtanis did not leave his sketch for the file.

2)         DEPARTMENT MEETING – DECEMBER 3 – 7:00PM IN MELVILLE ROOM

John D. and Judy J. attended.  Boards were asked to again submit a letter to the Selectmen requesting use of the Melville Room.  John presented his letter to the Board.  The letter was read to the Board and all agreed that it would be feasible. 

Town Reports are to be submitted by January 13th.  Flynn is preparing it for Board review at the next meeting on January 8th.

Clerk’s salary was discussed.  Hours allowed are 15 per week and Clerk finds this adequate.  Some weeks are more, some are less but she tries to balance the work week into the monthly 4 or 5 week allotment.

3)         GREEN MEADOWS BUILDING COMMITTEE MEETING – December 9, 2003

A member of the Planning Board was asked to attend as there was the question of the northern side being too close to the abutters land.  The building was built in 1957, so it is pre-existing.  The residential setback cannot be used as this is a municipal build.  A municipal use cannot go for a Special Permit and a variance could not be gotten as they set up their own hardship.  Flynn called Don Schmitt and PVPC. 

4)         APPOINTMENT 7:30PM – RUSS BRAWN – OPUS DEVELOPMENT CORP.

PURD 7.13 EAST LONGMEADOW PARCEL

Brawn introduced himself as being an architect by training and having been involved in 400 housing units in the valley.  He brought in a large rendering of the parcel he plans to purchase depicting the PURD Road and 22 units of housing.  He said this was an informational visit as well as clarification of the Bylaw and procedural intent since this has to go before a Town Meeting to allow the parcel to be used for a PURD.  Flynn explained that a positive vote at Town Meeting is part of the application process.  Of the 37 acres, only 9 acres is developable.  He plans to divide the parcel using the 50’ frontage for the PURD and the rest as a single family lot on East Longmeadow Road.

He is dealing with Mass Electric to see if their easement can be used for septic fields.  He said this is a fairly open area with wooded sections that he doesn’t intend to touch.  A landscape architect will be involved in his plan.  Currently he is looking at 1400-1500 sq. ft. duplex in the $220 range.  He tries to design efficiently to keep construction costs down.  Garages will connect the units, with the use of parking courts.

He will come back with more refined design plans.  There are a lot of wetland areas and he has already met with the Conservation Commission and will be working with them.  He would plan an informal meeting with residents at the Senior Center to try to build a support base.  Dolben stated that Town Meeting provides the use of the lot for this project and plans can proceed after that.

5)      APPOINTMENT 8:00PM – HISTORICAL COMMISSION – NOREEN COUTUR

            SCENIC ROADSCH40 SEC. 15

Couture gave members a 6-page handout related to preservation through Bylaws – in case samples from Wilbraham’s adoption of scenic roads and a list of Hampden roads to be adopted as scenic.  As a side discussion, it was noted that Hollow Road was denoted in both lists, and Wilbraham has put up a sign that Hollow Road is not maintained as a Town Road and indeed the Hollow Road end in Wilbraham has become unusable due to lack of maintenance.

Discussion ensued as to exactly how is it determined what is the public right-of-way and how can it be enforced.

Couture was told to further research this proposed Bylaw.

SOMERS ROAD SUBDIVISION – KIBBE FARMLAND & HISTORIC HOUSE

A letter dated December 12, 2002 was received by Connie Witt commenting on the preliminary development plans surrounding the Kibbe house at 164 Somers Road.  She stated that the plan compromises the historic character and the integrity of the architecture in the context of its setting. 

Flynn stated that when we again meet with the developer, the Historic Commission can sit in to discuss their issues.  At the Definitive State, a public hearing is set up to receive public input as well as for the developer to explain his plans.  It was noted in the Selectmen’s minutes of December 3rd, that they voted to give up the right of first refusal.

6)         ANR – AVDOULOS PLAN OF LAND – 169 SCANTIC ROAD

Due to encountering ledge on the driveway and in the area of house building, Avdoulos has been forced to give two parcels of land to his abutter, John Wietecha.  The driveway parcel is 2D 4,744 sq. ft. and the house area is Parcel 2C 3,518 sq. ft.

Plan was reviewed and a vote was unanimous to allow the Chair to endorse it.  Clerk will leave it for Avdoulos to pick up.

7)         UPDATE – LANTERN LANE

A November 5th letter from Town Counsel to the Selectmen whereby he had looked into the funds passed by the State for acquisition of Lantern Lane property.  He noted that the funds may not be available this year.

8)         SUBDIVISION EASEMENTS

The Planning Board sees that these are in place at the time of acceptance of Town Meeting.  We have no knowledge if in fact they have been duly recorded by the Selectmen / Town Counsel.  Once they become Town property, it is up to the Selectmen / Dept. of Public Works to see that they are properly maintained and not filled in by the landowner.  The question came up recently when a resident in Hampden Heights had shown the easement area being used as part of a septic field being submitted to the Board of Health.

9)                  MEMBER PROJECTS

DRIVEWAYS – Majkut:   Majkut submitted his December 10th revision of the proposed changes to the zoning Bylaw.  The Board reviewed them.  He will delete the current Section 7.541 and submit a full revision for the warrant.

 

EO 418 – Melissa:  Melissa has received material in the mail today and has not reviewed it.  It was tabled as everyone was anxious to get home before the storm got worse.

 

Meeting Adjourned:      9:20pm

Next Meeting:       January 8, 2003

 

Submitted By:   Judith M. Jackson, Clerk