Planning Board continues hearing on 61B Walden Street subdivision; asks applicant for cut‑and‑fill comparison

The Town of Concord Planning Board on March 4 continued the definitive subdivision public hearing for a two‑lot subdivision at 61B Walden Street (Parcel 0274‑2) and accepted a time extension from the applicant to allow staff and board members more time to review outstanding engineering items.

Applicant presentation: Robert Melvin (Stamps Q. McNary) presented the definitive subdivision plan on behalf of the applicants (the filing lists the applicants as Paul and Deborah [last name not specified]). He said the site is vacant and wooded, access would be via a private right of way from Walden Street, and the proposal creates two single‑family lots served by on‑site septic systems. The design includes stormwater controls (an infiltration basin on Lot 2, roadside infiltration trench and several rear‑lot trenches) and street trees spaced roughly 50 feet apart. Melvin identified an existing utility pole (No. 52) where the proposed road will cross the Walden Street right‑of‑way; he said relocation of the pole will require coordination with Concord Municipal Light, Verizon and Comcast and select‑board approval.

Waivers sought: The applicant requested five waivers: a narrowed right‑of‑way in a short segment, a reduced paved width (18 feet of pavement plus 2‑foot shoulders for a 22‑foot corridor rather than the regulation’s 22‑foot paved width), a T‑turnaround for fire access in lieu of a full cul‑de‑sac (intended to reduce earthwork and tree removal), no sidewalk, and no street lighting. Melvin said the Board of Health had reviewed the septic design in January and that engineering comments from town departments are being addressed.

Board concerns: Planning staff and board members pressed the applicant for more information about grading, tree removal and long‑term stability of the steep downslope behind the proposed house lots. The applicant’s plan shows a retaining wall of less than 4 feet at the rear of Lot 1 and proposed 1:1 slopes descending to a ravine; engineering staff requested a cut‑and‑fill analysis that separates the earthwork attributable to the subdivision roadway, drainage and utilities from the earthwork needed to construct the two dwellings and septic systems. The board said it needs an approximate comparison of cut/fill and tree‑removal between the proposed plan (with waivers) and a proof plan that lays out a regulation‑compliant cul‑de‑sac so the board can evaluate whether granting the cul‑de‑sac waiver truly reduces overall site disturbance.

Other technical notes: The plan includes test pits, a proposed infiltration basin collecting much of the roadway and roof runoff, and roadside infiltration measures. The applicant said they are coordinating with the tree warden on front‑of‑site removals. The fire department indicated it had no issues (the fire comments were received the morning of the meeting), and the police department’s input was outstanding at the time of presentation.

Board action: A motion to continue the application for 61 Walden Street (Parcel Number 0274‑2) "through the median of March 25 at 7PM" and to request a time extension was made and seconded. The board accepted the applicant’s time extension to March 31 and voted in favor of continuing the public hearing; no roll‑call vote tally was recorded in the meeting minutes of the hearing.

What the board asked for next: The board requested the applicant provide (a) a cut‑and‑fill breakdown isolating the subdivision road/drainage/utility earthwork from the individual house construction earthwork; (b) an approximate comparison of total cut/fill and tree removal for the proposed plan versus a cul‑de‑sac proof plan; and (c) updated responses to outstanding CPW engineering comments. The applicant said they would provide the requested information and will coordinate on a time‑extension form for submittal.

The hearing was continued to be taken up at a future meeting (the board discussed continuing to March 25 at 7 p.m.; the applicant agreed to a time extension through March 31 to allow the board time to draft a decision if needed).