Preliminary review of Pro Street Subdivision raises wetlands and access questions; board keeps plan in preliminary

The board conducted a preliminary review of the Pro Street Subdivision proposed by FWP Realty Partners LLC and represented by Dan Sheehan of Haley Ward. The applicant described a roughly 55-acre parcel with an internal 3,000-foot loop road, significant wetlands bisecting the site, proposed stormwater basins (depicted as hatched areas), and a plan for one-sided sidewalks tying into Pearl Street. Sheehan said the current layout shows approximately 46 dwelling units in multiple quadplexes and one duplex; he explained the duplex was sited to avoid a certified vernal pool.

Board members asked whether the plan had been reviewed by the conservation commission; the applicant said it had not yet been reviewed for this specific revision. The board noted some wetland flags (flags 1–16) may need extension near the Pearl Street/Route 140 corner to clarify the wetland extent and avoid potential conflicts. Staff asked whether stormwater basins were planned as open infiltration basins; the applicant confirmed testing had not yet been done in the proposed basin locations. The board discussed emergency access and the entrance from Pearl Street; the plan shows a loop with roughly 800 feet of travel to the turnaround, which keeps it under the 900-foot maximum for dead ends the city allows. Staff suggested widening the entrance as an alternative to a boulevard, and the board asked to consult the fire chief on emergency-access concerns.

Board members also suggested considering the city's newly adopted 'homes' zoning provisions (housing priority overlay, multifamily by-right, and tiny-home provisions) and the open-space residential subdivision option to increase density while preserving open space; the applicant said they would evaluate those options for the definitive plan. Given the potential for significant changes (including a possible move to an open-space layout), staff recommended the applicant remain in preliminary and seek an extension of the 45-day preliminary review period; the applicant agreed an extension would be needed. The board concurred and will take the matter up again at a future meeting once additional testing, flagging, and revised plans are submitted.

Next steps: applicant to perform wetland flagging extension and geotechnical/stormwater testing, consider open-space or zoning alternatives for definitive submittal, and formally request a timing extension for the preliminary review period.