The City Planning Commission began proceedings in September to determine whether to approve a proposed subdivision of the 4.1-acre property located at 2 Forest Avenue. The primary issue that they must consider is the impact of the proposed development plan on the property’s wetland.
By Bill Lawyer
The City Planning Commission began proceedings in September to determine whether to approve a proposed subdivision of the 4.1-acre property located at 2 Forest Avenue. The primary issue that they must consider is the impact of the proposed development plan on the property’s wetland.
Currently there is one single-family residence on the site. The subdivision would split the property in half, running south to north, leaving the original home site on two acres of land on the west side.
The property at 2 Forest Avenue is in the process of being sold by longtime owners Dr. Morton and Joyce Coleman to 2 Forest Ave. Associates LLC. The latter is a legal entity of area developer Paul Varsames.
While the sale price is not known, the asking price was $6.99 million.
Mr. Varsames and his team have already submitted a detailed proposal. It calls for the construction of two additional homes on subdivisions of 1.04 (lot 2) and 1.02 acres (lot 3). Lot 2 is located at the intersection of Grace Church Street and Forest Avenue. A new driveway is being proposed for access to lot 3, at the southeast end of the property.
The project was first proposed in August. Originally they considered a rain garden but are now planning to manage it as a more natural vernal pond, which typically dries up in summer and has no defined inflow or outflow.
The wetland is located in lot 2, and it’s part of a larger watershed of 90,000 square feet. One of the conditions for approval is the placing of permanent posts marking the limits of the watershed so that future residents will know where they are not allowed to make changes.
The team’s landscape architect, Richard Horsman, proposed plantings of trees and shrubs with large boulders that could not easily be removed. Planning members questioned Mr. Horsman in detail about how his proposals would affect the future direction of the wetland process. He responded that there are limits to the amount of control one can have, as natural succession by definition means nature will take its course.
Chairman Nick Everett raised a number of questions regarding the flow of surface water and the impact of an old drainage pipe that has been located on the property. City Planner Christian Miller told the applicants that much greater detailed information is needed to determine whether the proposed wetlands system is satisfactory.
Another wetland-related concern by Planning is the impact of deer on the plantings. Mr. Horsman noted that there are very few deer-resistant wetland plants. Mr. Varsames has offered to set up a temporary deer fence for one or two years.
The final area of discussion focused on the impact of the proposed subdivision on trees. The project’s plans contain an extremely detailed accounting and mapping of all 132 existing trees. Of these, 40 would be removed because they are dead or in poor condition, and 37 due to the development project. According to the subdivision ordinance, they must replace these trees two for one — 74 trees should be planted. Mr. Horsman’s plan includes 94 new trees.
Councilman Peter Jovanovich raised the issue of the types of trees being proposed for the property. A review of Mr. Horsman’s list after the meeting revealed that it included 48 conifers and 46 hardwood trees.
Mr. Jovanovich pointed out that Horsman was proposing 17 white pines. Though a native tree, white pines were criticized at the City Council’s recent tree ordinance workshop as not really serving their frequent use as privacy screens and being susceptible to snapping during storms.
Planning instructed Mr. Horsman and the developer’s team to come back with more hardwoods and a rationale for their locations.
Mr. Varsarmes and his team agreed to return at a future meeting with all the information requested.
