Support for approval for private road at 178 Marsh Street.
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Support Needed from Belmont Residents to Approve Proposed Street:
NOTE: The design of the street has been reviewed and approved by an independent third party engineer (Stantec) as well as the representatives of the Belmont Police Department, Belmont Fire Department and Belmont Public Works. The Board of Survey has ample discretion and past precedent to grant this waiver.
Summary of the Issue:
The proposed road at Marsh Street – currently called Sleepy Hollow Road – is an approximately 750-foot private way, ending in a cul-de-sac. The homeowners of 178 Marsh Street (the “Proponents”) are seeking approval for this road in order to access roughly seven acres of their land for future development of a small subdivision for five homes. Each home will be situated on a nearly one-acre parcel, which represents roughly twice the minimum size for a developable lot. At present, the Proponents are seeking approval from the Belmont Board of Survey, which will necessitate granting three minor waivers from the [Board of Survey Rules and Regulations] as described below:
Street Grade Waiver – would allow the street to angle to be 1 degree in order to improve drainage off of Marsh Street. This waiver, which is not in controversy, is routinely granted.
Partial Sidewalk Waiver – would allow the street to be built with a minor gap in the continuity of the sidewalk in order to meet other drainage requirements for the site and to avoid encroachment on wetlands. At present, there are no sidewalks at all along this portion of Marsh Street.
Street Length Waiver – would allow the street length to exceed the designated 600 foot limit in order for the road to reach far enough into the site to access the buildable area, while keeping a safe distance from the wetlands.
The Street Length Waiver is the only waiver that has been contested, on the grounds that a dead-end street longer than 600’ constitutes a dangerous condition. However, such concerns are mitigated by the requirement to build a cul-de-sac, which has been incorporated into the design, thereby allowing large emergency vehicles to enter and turn within the street. The road design will also incorporate a fire hydrant, which will provide emergency water to all of the houses along the road as well as several of the houses along the neighboring Woodbine Road. The Proponents are also planning to create a water loop from the current dead end water service at Woodbine Road back along the new road and out to Marsh Street.
Street length is a common waiver request that has been granted in the past, and Belmont has many dead-end streets that exceed the 600 foot limit. All other aspects of the road have been designed to meet the requirements of the town and the state – including the Mass Department of Environmental Protection. The design of the street has been reviewed and approved by an independent third party engineer (Stantec) as well as the representatives of the Belmont Police Department, Belmont Fire Department and Belmont Public Works. The Board of Survey has ample discretion and past precedent to grant this waiver.
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