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MARSHFIELD DEVELOPMENT REVIEW BOARD
Approved Minutes of
June 2, 2005
Board Members present: James Arisman, Tom Daley, Jon
Groveman, Martin Johnson, and Gary Wilson. Also
attending: Zoning Administrator Bob Light, Robert
Silverstein, Ada Silverstein, Joe Currier, Valda
Currier, Trevor Tait, Jill Pralle, and Tovar Cerulli.
At 7:05 pm the Board opened Public Hearing on the Site
Plan application of Robert and Ada Silverstein. The
Silversteins seek approval for a pond on their property
on the Nasmith Brook Road. The pond had already been
constructed last summer, but the project as presented
includes some planned changes. Most notably, and of most
concern the the Board, is to improve the outflow so as
to avoid the discharge of any sediment into the
undisturbed area downhill from the pond. The applicants
propose to accomplish this by installing a continuous
outlet pipe that will extend beyond the area of
disturbance. The Silversteins agreed to let Board member
Martin Johnson and Zoning Administrator Bob Light visit
the site and mark the distance to which this pipe will
extend. The hearing was closed at 7:20. The Board will
issue a written decision.
At 7:25 pm Joe and Valda Currier presented to the Board
their application for a PUD on the Groton Forest Road.
The Curriers own two contiguous lots off of Pleasant
Avenue, which is a private drive. They would like to
re-designate the boundary between the two lots, with the
result that there would be two new lots where the
existing parcels now lie. Each of these lots would lie
partially in the Agricultural and Rural Residential
zoning district, and partially in Forest and
Conservation.
One of the resulting lots will contain their
existing home, and they seek approval to construct a new
residence on the other. The Curriers told the Board that
the only sensible area for building on this lot would be
in the open field area. Because this area lies in the
Forest and Conservation district, and would otherwise be
off limits to a year-round residence, the Curriers have
turned to the PUD process as a means of getting
permission for this construction.
Tom briefly explained the subdivision
process, and how it applies to PUD applications. Having
had this initial meeting with the applicants, the Board
will issue a Sketch Plan determination letter. This
letter will confirm the status of the proposed project
as a Major Subdivision, which necessitates two public
hearings. The letter may also contain any initial
concerns the Board has about the proposal, which will
alert the applicants to issues they may have to address
to gain approval for their project.
At 8:05 pm Trevor Tait and Jill Pralle presented to the
Board a revised Subdivision plan for the property Trevor
and Ellen Cooke have recently purchased from Wilmer
Brandt. The new proposal will create three lots. Lot 3
would be about 3.5 acres, situated on the south side of
Ennis Hll Road. Lot 2 would be about 2.5 acres, north of
the Road, but would have no road frontage, instead being
served by a right of way over Lot 1. Lot 1 would be all
the remaining land — identified in the application as
98.48 acres — and includes the existing farm buildings.
The Board set a public hearing on this application for
Thursday, July 7, 2005 at 7:00 pm, and will issue a
Sketch Plan determination letter in the interim.
At 8:30 pm the Board discussed how they would proceed on
the Site Plan application and Variance request of the
Christ Covenant Church on Creamery St. The application
is to build a new, enlarged church building, with new
expanded parking and other site work. Because the new
church building as planned would have a roof height of
44 feet, and a steeple height of 99 feet, they are also
seeking a Variance from the provision of Marshfield’s
Zoning Regulations which limit building height to a
maximum of 45 feet.
Tom suggested that, because this Site Plan
proposal is relatively complicated, it might be most
expedient to hear the Variance request first. In the
event the Church does not receive approval for the
building height they have planned, they may wish to
alter their plan significantly before proceeding with
Site Plan approval. Martin cautioned, however, that the
Board may be unable to properly explore the
ramifications of the height of the buildings without
looking at the project as a whole. James pointed out
that one of the statutory criteria that must be met to
receive a Variance considers the impact of the request
on the essential character of the neighborhood. As there
may be substantial public interest in this proposal, it
could become unmanageable to try to hold separate
hearings for different aspects of the project.
There is one further wrinkle, in that part
of the project is on a slope that exceeds 15%. Under the
Zoning Regulations, this circumstance requires
Conditional Use review for the project as well. Given
all these considerations, the Board set a date to hear
both the Site Plan/Conditional Use application and the
Appeal/Variance request on Thursday, July 7, 2005 at
7:30 pm. Tom will write to the Church to notify them of
this hearing, the need to notify all adjoining
landowners, and the need to submit an application fee
for the Conditional Use review.
From 9:10 to 9:35 pm the Board went into deliberative
session to discuss the preparation of the Sketch Plan
determination letter for the Currier application.
At 9:35 pm James moved to approve the minutes of May 5,
2005 as drafted; seconded by Gary, all in favor. The
Board then deliberated briefly on the Silverstein
application.
At 9:45 pm Martin moved to adjourn the DRB meeting.
Seconded by James, all in favor.
Respectfully submitted,
Tom Daley
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