| Joanne Cole |
With their scheduled meeting washed out, the Planning Board convened on December 26 to continue preliminary discussion of David and Cheryl Trafford’s proposed subdivision, “Emery Estates,” off Town Farm Road. The parcel is located at Map 3 Lot 35 in the Rural Residential District and Groundwater Protection zone.
At a prior meeting, the board had flagged several issues the Traffords would need to address in their formal application. Among them was ensuring that all three new lots (or perhaps four) would have legal access. A driveway from Pleasant Lane, a private way, seemed a logical solution for two lots bordering it–assuming the legal right to use it–but the available frontage appeared to fall just short of what’s required, board members concluded.
Moreover, because Pleasant Lane is not a public road, adding new lots would trigger more stringent “road” construction standards, important for better fire and emergency access but an increased cost.
With those and other issues in mind, David Trafford returned on December 26 with a revised site drawing. It proposes a new driveway in from Town Farm Road for Lots 1 and 2, rather than from Pleasant Lane. Board members responded with an informal thumbs-up. Another driveway, for Lot 3, gives direct access to Town Farm Road, resulting in two entrances on Town Farm Road for the three lots of the subdivision.
A fourth lot, not currently part of the proposed subdivision but instead proposed to be conveyed later to a family member, also drew comment from Planner Kathy Tombarelli and the board. They discussed options for access to it, including from the new driveway or perhaps from Tyler Avenue.
However, Tyler Avenue is not only private but a former rangeway, and legal right to access it would need to be demonstrated. Rights on former rangeways can be a veritable legal thicket, comments from Planner Kathy Tombarelli and board members Steve Libby and Don Libby and alternate Jean Libby made clear. Tombarelli advised Trafford that a title attorney would need to investigate.
Other required submissions—an open space subdivision plan, wetlands delineations, soil tests, and calculation of sufficient net residential acreage—are still in the works, Tombarelli noted. Once they are submitted and the Traffords’ application is deemed complete, the board will consider whether to hold a public hearing.
At this meeting, following discussion, the board decided a site walk isn’t necessary. “There’s not a whole lot to see,” Trafford agreed.
But there is more to do.
To view video of the Planning Board’s December 26, 2023, meeting, click here. Find links to meeting agendas and related documents on the Planning Board page at this link.
