Town of Wellesley, Massachusetts

WELLESLEY DESIGN JANUARY 23, 2008

PLANNING BOARD OFFICE, TOWN HALL

Members Present: Bob Broder, Robert Skolnick, Ed Hand, Ingrid Carls, Helen Robertson, Justin Boucher and Meghan Jop

Also Present: Scott Engstrom, Mark Paris, Mary Ann Hill, John Marin, Jack O'Neil, Sheila Tucker, Marlene O'Brien, Dan Gordon, John Martin, David Manfredi, Andy Wrobel, Sophie Jones, Pam Stewart, Dave Tobin, Mr. Rob Ayres, Mr. Jim Wernig, and Mr. John Engwer

Mr. Bob Broder, Chair, brought the meeting to order at 7:30 pm.

1. 7:40 pm National Development 27 Washington Street Major Construction DRB: 18-07M

Mr. Mark Paris, Mr. Jack O'Neil, Ms. Mary Ann Hill, Scot Engstrom, Mr. David Manfredi, Mr. John Martin and Mr. Bob Corning came before the Board for continued review of the proposed major construction project to be located at 27 Washington Street.

Mr. Bob Corning began the discussion by describing the modifications proposed to the west parking area abutting two residential properties. The original proposal called for a 5 foot buffer along the west property line with parking in front of the building. The new proposal has created island pockets and has retained some of the large caliper trees. The buffer has been increased from 5 feet to 13 feet, which allows National Development to plant larger trees. A wood fence for screening would be installed 10 feet back from the abutter's property lines and would measure 7'-6". Eight, 18 foot to 20 foot evergreen trees would be planted in the 10 foot strip. Additional trees could be planted on the abutter's property at their request. The parking along the west side is proposed to head in towards the west property line and the spaces in the west location have been reduced by 5 spaces. The previous 3-5 foot retaining wall has been reduced to 2-3 feet in height. The retaining wall proposed facing the river walk has been eliminated and the soil has been graded to allow access to the river walk from the end of the west side drive.

Mr. Broder questioned how the new trees planted on abutter's property would be maintained. Mr. Corning indicated National Development would maintain the trees with the abutter's permission.

Ms. Carls questioned if the planting is all on National Development property. Mr. Paris stated the proposal shows trees proposed for National Development property, but noted they were amenable to plant additional trees on the abutter's property.

Mr. Broder noted by relocating the cars to face the west property line the view shed from the first floor tenants is greatly increased.

Mr. Corning noted in addition to the revisions on the west side of the property, the retaining wall along the east property line has been pulled back which has allowed the proposed stone dust path from Washington Street to the river path to be completely on National Development Property. Mr. Jack O'Neil noted the Town has established a Right of Way Committee which is looking at prospective designs for the Town owned land.

Mr. Corning showed several sections that had been requested by residents at the last meeting.

Ms. Sophie Jones, a Columbia Street resident, noted she was concerned over the scale of the proposed residential structures. She asked if National Development could provide a perspective of what the proposed construction would look like from Columbia Street.

Mr. Dan Gordon, resident, questioned where the program for private space begins on the property. Mr. Paris stated the Natural Resource Commission has asked for a conservation easement on some of the property. The easement would run from the river to the back edge of the river walk path. Mr. Paris indicated the private space would begin from the easement back towards Washington Street.

Mr. Gordon questioned if the base of the foundation along the side of the residential building would be exposed. Mr. Scot Engstrom stated the base of the building would have a stone veneer. Mr. Gordon recommended some low plantings to soften the appearance for people walking along the river path.

Mr. Wrobel, abutter, questioned if the residential structure would be higher than 45 feet along the river. Mr. Paris stated the backs of the two residential buildings facing the river are slightly over 45 feet and the remainder of the building is approximately 44 feet in height. Mr. Paris noted the Town measures height from average finished grade.

Marlene O'Brien, representing St. Johns Church, questioned if a shadow study has been done. Mr. Broder noted the property lies north to south so the shadows would impact the parking lot not the residential properties. Mr. Gordon agreed and noted at no time would the project cast shadows on the abutters, he believed the impact would be more on the river and the Town R-O-W.

Ms. Sophie Jones, abutter, asked Mr. Corning where the height of the Grossman building would be in comparison to the residential buildings proposed. Mr. Corning indicated on the section where the building is located.

Mr. Hand questioned if a floor from the east residential building could be removed, and a 5th floor added to the west building. Mr. Hand noted the applicants would need to seek a height variance from the ZBA. Mr. Paris stated he would not want to seek a variance, and the structure is a wood framed structure. If the structure were to go to five floors, a metal frame would be needed.

Mr. Corning continued his review of landscape changes and noted several changes in the front of the commercial building. Mr. Corning stated the sidewalk has been regularized around the radius in the road which gives more opportunity in front of the building for public areas. Planters and benches are proposed. The additional space would also give a greater opportunity for outdoor eating. Mr. Corning noted the DPW would like the sidewalk to match the Town Standard, but that the current design is more in keeping with the Lower Falls Guidelines.

Sophie Jones, abutter, questioned the lighting in the parking area. Mr. Paris stated the poles are Town of Wellesley Standard and are at more of a pedestrian scale with full cut off light fixtures. Mr. Paris stated photometric studies have been done, and there are only a few areas where the lights need to be pulled in slightly. Mr. Paris stated the above ground parking lights would be on a timer.

Ms. Marlene O'Brien, resident, questioned how cars would know where the entrance is located. Mr. Paris noted a standing sign would be located 15 feet back from the entrance and the curb cut is predominant at nearly 50 feet in width.

Mr. Skolnick noted the Board would favorably recommend to the ZBA the sign be moved closer to the road for more visibility. Mr. Skolnick noted the sign could be moved as close as 5 feet from the property line with a special permit.

Mr. Skolnick questioned if there would be outside lighting on the balconies. Mr. Paris indicated there is down lighting proposed approximately 18 inches off the floor for safety. Mr. Wrobel questioned if the location of the lights would be on a sidewall of the back wall of the balconies. Mr. Wrobel noted the potential impact on abutters.

Mr. Wrobel, abutter, noted National Development's modifications to the plan have improved the screening, but noted the neighbors would like the scale to be further reduced. Mr. Wrobel questioned if the windows would have tinted glass.

Mr. Broder stated tinted glass does not do much in cutting down lighting. Mr. Broder noted the property owners would be providing window treatments for all of the units.

Ms. Carls asked where the trash is located and how it is enclosed for the commercial building. Mr. Paris indicated on the site plan that the trash would be located in the rear of the commercial building closer to the east property line. He noted the trash would be enclosed with hardi plank to match the building. Mr. Broder noted the applicants should speak to the Board of Health on their requirements for trash in the case of a restaurant.

Mr. Gordon, resident and landscape architect, wanted to offer his recommendations on the landscaping. Mr. Gordon recommended on the western property line preserving the existing vegetation except for a few trees not worth saving. For the screening he recommended 18 foot evergreen trees be planted. He also thought along the river side of the property trees and low plantings could be used to soften the building for pedestrians. Mr. Gordon recommended a provision for irrigation in the planters for the plantings proposed for the front of the commercial building.

Ms. Carls questioned the specimen of trees proposed for the street trees. Mr. Corning stated the trees proposed are Honey Locust at a 4 to 4.5" caliper.

Ms. Marlene O'Brien requested National Development create a perspective from Columbia Street and a perspective from the St. Johns school yard, as well as a shadow study.

Mr. Broder felt the request was unreasonable from St. Johns property and noted shadows are not a problem on this property because of the north/south location of the parcel.

Ms. Sophie Jones, abutter, noted some views impact abutters. Mr. Jack O'Neil stated a perspective or images showing the massing from Columbia Street could be provided.

Mr. Wrobel asked if the Board could look at the landscaping for Harvard Pilgrim. He noted two rows of trees were planted off center which he believed would aid in the preservation of the quality of life for the abutters.

Mr. Broder noted the proposal is a vast improvement from the Grossmans property that has remained untouched for over 10 years. He noted the Board has a responsibility to the Town and to the abutters and believes the current proposal is balanced. Mr. Broder noted the huge amount of progress National Development has made in trying to appease the Town and the neighbors.

Mr. Hand questioned what it would entail to increase the parking garage by 18 spaces. Mr. Paris stated that increasing the parking garage is not on the table. The garage has been fine tuned in design to run efficiently.

Mr. Wrobel noted the current plan has more parking than is required, and he asked why the number of spaces is not reduced. Mr. Skolnick noted the parking shortage in Lower Falls and noted the additional spaces would probably serve more than just the proposed commercial uses proposed.

The Board discussed the architectural changes proposed. Mr. David Manfredi noted there are two small changes including the addition of screens on the residential HVAC. The screens are to be 6 feet in height and composed of hardi plank to match the building. The other change was the addition of a cornice on the west side of the commercial building which wraps the corner to the rear of the building.

Mr. Gordon, resident, noted after reviewing the updated landscape plan that the evergreens proposed for the residential buffer on the west property line should be either 14'-18' Norway spruce or columnar pine, which have limbs down to the base of the tree. In terms of the street trees, Mr. Gordon recommended beefing up the caliper to at least 4". He noted the plan called for 2.5" caliper street trees.

The Board after a brief discussion established the proposed project meets the Design Review Guidelines and the Lower Falls Design Guidelines in accordance with the Residential Incentive Overlay Zoning and moved, seconded, and voted to:

"Recommend the Planning Board and Zoning Board of Appeals approve the proposed major construction project to be located at 27 Washington Street as presented architecturally and subject to the following recommendations for landscaping:

1. Street trees along Washington Street to have a minimum caliper of 4";

2. 14' to 18' Norway Spruce or columnar Pine to be planted in the 13 foot residential buffer;

3. Consideration for additional plantings or trees to be planted along the base of the residential structures facing the river;

4. Consideration for irrigation in the planters located along Washington Street."

Mr. Hand noted the proposal has come a long way, and recommended the applicants try and take every effort to reduce parking on the west property line.

2. 9:00 pm 170 Pond Road 170 Pond Road Site Plan DB:01-08M

Mr. Justin Boucher joined the meeting, after having had to recuse himself from the National Development discussion.

Mr. David Tobin came before the Board for review of a major construction project at 170 Pond Road. Mr. Tobin gave a brief presentation stating the property in question has received a special permit in the past for the installation of 14,000 square feet of impervious cover, and is now expanding the impervious cover in excess of 34,000 square feet in a Water Supply Protection District.

The Board, during its discussion, felt the engineering reports were done in a competent manner and felt they had little comment on the drainage analysis. In terms of aesthetics, the Board felt the property owners could have used permeable surfaces for the motor court and tennis courts to minimize the impervious area. The Board expressed concern over the design of the motor court retaining wall, and felt the plans submitted did not fully show the front elevation of the retaining walls surface and projection.

The Board noted the plans submitted for the exterior of the gymnasium had been changed and were presented at the meeting with no time for review. The Board believed the addition of the gymnasium would trigger Large House Review (LHR) and stated design comments on the gymnasium would be held until the LHR meeting.

The Board after further discussion moved, seconded, and voted to:

"Recommend the ZBA approve the proposed special permit for the increase of impervious cover in the Water Supply Protection District based upon the drainage study, but recommended the applicant consider the use of permeable ground cover in all large areas of new impervious cover including the motor court and tennis court."

3. 9:15 pm Dana Hall 45 Dana Road Site Plan DRB:02-08M

Mr. Rob Ayres, Mr. Jim Wernig, and Mr. John Engwer came before the Board for Site Plan Review of a proposed field location at Dana Hall School. The project includes the relocation and rehabilitation of the existing soccer field. The existing soccer field would be turned 90 degrees. The proposal is to make the entire soccer field act as a "bio-retention basin", which will capture infiltrate, retain and store the stormwater. As part of the earth relocation a 4 foot high berm that would extend 75 feet in length and 50 feet wide. The berm would be created as an observation and landscaped area. Mr. Ayres gave a brief presentation stating the intent for the field relocations is that the current soccer field does not meet the high school specifications and several teams refuse to play on the field.

Mr. Broder began the discussion by questioning if a retaining wall would be needed to hold back the hillside. Mr. Engwer stated the slope would be regarded and the field would be raised 10 inches. The excess fill would be used for the construction of the berm sitting area. Mr. Engwer noted the land would drain better with peripheral drainage, and the added plantings would retain the excess water.

The Board questioned the new materials on the field. Mr. Engwer stated the plantings would be all native plants and the existing soil would be blended with compost to create a biofilter. Mr. Engwer noted no synthetic fertilizer would be used on the field. Mr. Engwer also pointed out the new plantings would provide more shade and would cut down on the water usage of the field.

Ms. Carls questioned how many trees would be removed for the field relocation. Mr. Ayres stated three trees would be removed, and six would be planted on the edge of the field.

Mr. Broder asked where the parking would be for the soccer games, and questioned if the cars would park on the grass by the existing tennis courts. Mr. Ayres stated Dana Hall would need to strengthen the enforcement of sports parking along side streets. Mr. Ayres noted no parking signs have been used along Grove Street and would also be used along Hamden.

The Board after a brief discussion established the proposed Site Plan application meets the Design Review Guidelines and moved, seconded, and voted unanimously to:

"Recommend the Zoning Board of Appeals approve the proposed field location at Dana Hall School as presented."

4. 10:00 pm Other Business

Ms. Jop noted the first LHR project would be reviewed at the February 13, 2008 meeting.

The Board approved the minutes as amended for 11/15/07, 11/28/07, 12/12/07, 1/9/08

The Board adjourned at 10:20 p.m.