Bear Hill Road condo project gets planning OK

Two six-unit buildings to be marketed toward empty-nesters, physically challenged

CUMBERLAND – The master plan for Waterman Homestead, involving the construction of two six-unit condominium buildings at 80 Bear Hill Road, received unanimous approval from the Cumberland Planning Board this week.

A few abutters expressed concerns about traffic impact and buffer between the development and existing homes. Planning Board members assured them there will be more information on these issues at the preliminary plan stage, which is not expected to arrive until June.

The master plan narrative, put together by the Warwickbased consulting firm Millstone Engineering, states, “The proposed development will meet a community need of providing high quality housing for those looking to down-size from their current residence while remining (sic) in Cumberland.”

It is not a 55-and-over development, but is geared toward empty-nesters. The plan states that all 12 units will have two bedrooms, minimizing impact to the schools. A total of four units – two in each building – will be for “the physically challenged.”

“We need apartments, or condos, for senior living,” town planning director Jonathan Stevens told The Call. “There’s a real demand for that.”

Currently sitting on the 1.97-acre property is a 1.75story, Cape-style single-family home, which was built in 1958. The property, which includes a garage and shed, was appraised at $260,000 this year.

If the home is demolished and two new buildings are constructed, the lot coverage will increase from 1.32 per- cent to 26.3 percent.

Attorney Scott Partington noted, “The intent was to locate it as centrally as possible on the lot, to maintain setback.” The plan also calls for 30-70 feet of buffer around the perimeter.

A few neighbors expressed concern about the impact the development will have on traffic.

“I moved to Cumberland 23 years ago, and it was completely different than it is now,” said Bear Hill Road resident Lisa Fenna. “Pulling out of my driveway now sometimes takes five minutes.”

She went on to say, “With an additional 12 units, there’s going to be a lot more traffic coming into the area.”

Bear Hill Road resident Eric Briggs brought up concerns about speeding, along with the impact of the forthcoming roundabout developments at the I-295 ramps.

Planning Board member Richard Aubin noted that there’s nothing the developer can do about issues on Bear Hill Road, and he encouraged residents to check with the mayor’s office or the highway department.

Bryce Witner said he talked to nearby residents, and some said they didn’t receive adequate notice about Thursday night’s Planning Board meeting. Stevens stated that notices were sent by mail, per ordinance, to those residing within 200 feet.

Bryce Witner’s mother, Eileen Witner, objected to the Planning Board taking a vote on the basis that many community members weren’t aware.

Planning Board member Christopher Butler commented that the land owner has the right to develop his land, and if the developer meets certain guidelines, there’s nothing the Planning Board can do to stop a devel- opment.

If the Planning Board were to shoot down a plan in which the developer meets those guidelines, the developer could go to court, and the courts would rule that he has the right to develop the land.

“I know that’s frustrating,” he said. “I used to have four empty lots next to my house, but now there’s a house and a house and a house and a house, but the landowner had the right to sell his property to a developer who put up four houses on what was pristine vacant land next to my house. It’s not always pleasant, but this board is limited to what’s in the ordinance and the guidelines.”

Indeed, while many master plan submissions ask for zone changes, dimensional variances, frontage relief or density bonuses, this one is straightforward in following the letter of town ordinances. While many master plan submissions ask for more than what standing regulations allow, this one asks for less.

Density regulations allow the construction of 16 units, but the plan is only asking for 12.

“It’s much more responsible development, and it provides for greater flexibility in layout,” said Jeffrey Hanson, president of Millstone Engineering.

In addition, only 24 parking spaces are required, but the plan proposes 43. All of the units will have a singlecar garage and some will have two, Hanson said.

“Some developers are highly organized and ask for less than what they’re entitled to, and others are not,” Stevens said, citing Waterman Homestead, LLC as the former.

Hanson said the developer would ideally like to begin construction this summer.