From: 	Jean Fraser
To:	Wooldrik, Kara;  jaime@trails.org
Date: 	1/10/2014 3:05 PM
Subject: 	Re: Munjoy Heights -  follow up to PB approval 
Attachments:	Pl Bd  Decision letter  - Munjoy Heights.pdf; 140109_MUNJOY HEIGHTS_LANDSCAPE PLAN_PLANTING PLAN_DETAILS.pdf; 140106_Munjoy Heights_East Cove Steps.pdf

Kara and Jaime
 
I attach a copy of the Planning Board's approval for your information.
 
You will see that Portland Trails is mentioned in a number of the conditions of approval and that your letter of December 11, 2013 is a formal part of the approval letter.
 
I am the "coordinator" for all of the conditions that need to complied with before the Subdivision Plat is signed/building permit issued. So over the next few weeks (they are hoping to start the project on site in February and have already submitted a building permit application) I will be in contact about some of the conditions as relevant.  
 
I will send you info etc as it is submitted and it may useful to meet at some point. 
 
So far I have only received 2 submissions (the 2 attachments, received yesterday) that address the following two Conditions under Site Plan.  What do you think of the revisions (explained below in the notes)?

(Conditions Site Plan iii and iv) 

That the applicant shall submit detailed/revised Landscape Plans to address the following, for review and approval by the Planning Authority and City Arborist prior to the issuance of a building permit:

·        Mitigation of the retaining wall and other impacts for abutters or where viewed directly by abutters;
·        Resolution of the Portland Trail node locations (ie where the stairs meet the access drive/parking area) so that the stairs enter the area via a dedicated pedestrian way and the trail is more visible (to address PT comments in letter dated 12.11.2013 and Traffic review comments dated 12.11.2013); and ( See note below) 
·        To address the City Arborist Jeff Tarling comments dated 12.12.2013 concerning planting material.
That the applicant shall provide illustrative material to show how the ramp leading to East Cove Street will appear to users and further discuss the design of this ramp with the City Arborist and Portland Trails to develop a design that meets Crime Prevention, safety and maintenance objectives, for review and approval by the Planning Authority prior to the issuance of a building permit; and (see note below)

The requirement in iii where I have put the blue note is problematic.  Tom Errico was particularly concerned about the fact that peds may need to walk between parked cars.  Recently, as part of a very general discussion with the applicant and Soren about the overall condition of approval (which was focused on the planting), the applicant explained that the constraints are very limiting and that they had explored other options (but not removing the parking as the Board wanted that) but could not achieve much improvement:
Re the link to Jack Path and node and integration with parking-  when you try to relocate that stair link or relocate the parking, there is always another problem created.  To move the stair means getting into a very steep area next to jack path; to move either the bike or car parking means the green screen for the retaining wall is undermined and/or parking is center stage as one looks down the street -  also it would impinge on the fire lane.  I am fairly convinced that all the other options were worse and so I have focused on trying to find a way to incorporate a reasonably wide pedestrian only link between jack path and the main paved area.  In this revised plan they have removed the corner of the planting nearest the stair so that there is an angled dedicated ped link around the parked cars.  Maybe the could move the stairs a foot or two eastwards to make that even better.  Because of the bend in the woonerf it would be impossible to get a direct view in any case.  So I am not sure if much more can be done.
 
LInk at top of stairs going toEast Cove Street link:  They have removed a big section of planting so that when a ped reaches the top of the stairs they have two dedicated ped links (one in each direction) into the woonerf, protected by bollards.  It does not really help re visual connection, but I think the clear buffer around any parking will help (along with signage (I note they have placed the node at the end of East Cove Street rather than at the top)).  Again not perfect, but better.
Re the condition where I have the green note,  my impression is that the design is already is satisfactory to you and that its Jeff Tarling who needs to be convinced about the stairs.  Soren has done this graphic and confirmed that the path that leads to this set of stairs is absolutely level with no walls- so I agree that the stair option is OK but am waiting to hear from Jeff.  So this is really just for your confirmation.
 
Please let me know your thoughts.
 
Thank you
Jean