The mission of the Town of Duxbury is to deliver excellent services to the community in the most fiscally responsible and innovative manner while endeavoring to broaden our sense of community and preserve the unique character of our town.
Minutes 09/27/04
The Planning Board met in the Town Office Building Monday, September 27, 2004.
Present: George Wadsworth, Chairman; Amy MacNab, Vice-Chairman; Angela Scieszka, Clerk; John Bear, and Rob Wilson.
Absent: Aboud Al-Zaim and James Kimball.
Staff: Christine Stickney, Planning Director and Barbara Ripley, Administrative Assistant.
The meeting was called to order at 7:35 PM.
OPEN FORUM
Route 139 Corridor Meeting: Ms. Scieszka reported that she attended a meeting in Marshfield on September 23 about plans for alleviating traffic congestion on Route 139. Several solutions were proposed. Ms. Scieszka said that she spoke against a solution which would involve a connection via Mount Skirgo to North Street. This would create a new highway ramp in Duxbury and would have a very negative impact on residential areas.
Stormwater Conference: Mr. Wadsworth commented that he attended a meeting in Plymouth with Ms. Stickney and Mr. Grady about developing stormwater management solutions. The work will be ongoing.
ANR PLAN OF LAND: COMMUNITY PRESERVATION COMMITTEE/ West Street
Mr. Al Vautrinot, surveyor, was there to represent the Community Preservation Committee. He explained that the Town of Duxbury has voted to purchase this land through the Community Preservation Committee. Part of the agreement includes showing that the land could actually support two lots. This helps to support the price to be paid by the Town. Trustees for the current owners of the property (the Warren I. and Jeanette M. Jaycox Living Trust and the Claire J. Walker Revocable Trust) have added their signatures to the application for the ANR subdivision of land. Mr. Vautrinot showed that each lot would have the required upland area (60,000 SF) and frontage (200 feet). In addition, Mr. Vautrinot said that the applicants have acquired an Order of Conditions from the Conservation Commission
for the installation of a driveway on Lot 2, thereby demonstrating access over the frontage.
Ms. MacNab asked whether the Planning Board was being asked to determine buildability of the lots, or just to determine whether the requirements for an ANR are being met. Mr. Wadsworth responded that the Building Inspector’s office would handle the buildability issue.
MOTION: Ms. MacNab made a motion to endorse the plan of land entitled, “Plan of Land in Duxbury, MA”, Prepared by Vautrinot Land Surveying, Inc. and, dated September 16, 2004, as not requiring approval under subdivision control law. Mr. Wilson provided a second for the motion, which carried unanimously (5-0).
After the vote, Ms. Nancy Swanborn of 214 West Street asked to speak. She is a direct abutter to the property. She read a statement in favor of the Town’s acquisition and preservation of this land for open space.
OTHER BUSINESS
Webster Point Comprehensive Permit: Ms. Stickney said that the State has not yet published a deadline for comments on the Environmental Notification Form. However, she will begin to prepare some draft comments so that the Board will be able to respond at the appropriate time.
Local Housing Partnership: Mr. Wilson reported that the newly formed Local Housing Partnership has met twice, and he is very encouraged with progress to date. The LHP may have some proposals for housing initiatives in time for the 2005 Annual Town Meeting.
CONTINUED PUBLIC HEARING: T-FARM ESTATES/ High Street
Ms. Stickney reported that the applicant has requested postponement in order to have more time to revise the plans. The applicant’s representative has signed an extension form.
MOTION: Ms. MacNab made a motion to continue the public hearing to November 1, 2004 at 8:00 PM, and to extend the decision date to December 8, 2004. Ms. Scieszka provided a second for the motion, which carried unanimously (5-0).
Board members signed the mutual extension form, which had already been signed by the applicant.
WORKING SESSION: ZONING BYLAW ARTICLE 500---DIVISION OF LAND
Planning Board members reviewed Section 530.2. After discussion, all agreed that the Residential Conservation Cluster provision only applies when the parcel in question is greater than ten acres AND is being divided into five or more lots. They agreed that a parcel of more than ten acres, which is being divided into four lots, does not require a special permit from the Planning Board under the provisions of Section 540 (Residential Conservation Cluster). Ms. MacNab recalled that, during the process of creating the new bylaw, it was determined that an opt-out provision would be needed in order for the bylaw to acquire approval from the Attorney General. A developer who does not wish to be subject to the provisions of Section 540 may opt to develop fewer than five lots.
Ms. Scieszka added that the Board should be prepared to work more closely with developers when a possible cluster is involved. The Board normally shies away from helping to design subdivisions. However, the cluster process will require more explanations and guidance.
It was agreed that the Planning Board needs to lay out specific criteria for the requirements of sketch plans of cluster developments. It was agreed that the power point presentation from the Town of Plymouth, “Rural Density Development” would be a good starting point for discussion of this matter. Ms. Scieszka added that landscape architects are often better than surveyors at developing cluster plans. It was agreed to continue this discussion at a future meeting.
PUBLIC MEETING: ADMINISTRATIVE SITE PLAN REVIEW/ SNUG HARBOR BOATWORKS—FORMER GOODRICH LUMBER SITE/ Railroad Avenue
Ms. Scieszka read the public meeting notice and the correspondence list into the record.
Correspondence List:
· Site Plan Review Application, Fee, Certified Abutter’s list and plans submitted 8/31/04.
· Letter from Seacoast Engineering accompanying application dated 8/31/04
· Letter from Richard MacDonald dated 9/30/04 Referral to the ZBA
· Public Meeting notice that ran in Clipper 9/8 & 9/15.
· Development Review Team Minutes of 9/10/04
· Memo from Jennifer Dalrymple dated 9/10/04 re: concerns
· Peer Review from Mainstream Engineering dated 9/23/04
· Memo from C. Stickney dated 9/27/04 re: staff review
Present for the Applicant:
Mr. Paul Brogna: Principal, Seacoast Engineering
Mr. Jeff Grey and Mr. John Daley: Owners, Snug Harbor Boatworks
Present for the Town:
Mr. Tom Sexton, Principal, Mainstream Engineering
Approximately 6 members of the general public were also present.
Mr. Brogna presented the proposal. He explained that the Goodrich Lumber building is now vacant. The applicants would like to lease the building from Mr. Goodrich, and use it for their boat manufacturing and storage business. They do not plan to make any changes in the footprint of the building. They would like to reduce the amount of pavement on the site. Mr. Brogna explained that four permits will be required from the Town: 1) Administrative Site Plan Review; 2) Special Permit from the ZBA; 3) an Order of Conditions from the Conservation Commission; and 4) a permit from the Board of Health.
Mr. Brogna further explained that the zoning bylaws would allow 50% site coverage for new construction on this site. However, the existing site coverage is 77.3%. The applicant would like to remove an amount of asphalt that would be satisfactory to the Town.
Mr. Brogna highlighted the fact that the low point of Railroad Avenue is right in front of the building. A good portion of the on-site drainage actually comes from off-site.
Mr. Grey provided a letter to the Planning Board which describes Snug Harbor Boatworks. The business is a marine storage and service facility, specializing in the building, repair, and maintenance of wooden boats. The business currently leases space on Snug Harbor from the Duxbury Maritime School. A combination of building bigger boats that the current space cannot accommodate, and the growth of the Duxbury Bay Maritime School has created additional space needs for the business.
Mr. Daley commented that the proposed use of the building will produce much less impact in terms of traffic and noise than the previous use as a lumberyard.
Mr. Wilson said that the current building is an eyesore. He said that he is happy to see this proposal, although he recognizes that there will be some hurdles to overcome before it can be approved.
Ms. MacNab asked how the large boat trailers will get in and out of the facility. Mr. Brogna explained that he will use appropriately-sized templates to determine the turning radii needed for these trailers. He added that only single-level storage is planned. There will not be racks. There will be shrink wraps or tarps covering the boats.
Mr. Grey explained that bottom-washing of the boats will still be done down at the waterfront on Snug Harbor. There is a filtration system there.
Ms. MacNab commented that asphalt may be better than crushed stone for under the stored boats. Any leakage from the boats can then be directed toward the drainage system, rather than sinking into the ground. Also, gravel is still considered impervious cover anyway.
Mr. Brogna said that the change in use triggers the need for a new Title V Septic system. Due to high groundwater, a mounded system will be required. The system is planned for the right-front corner of the property. The Town requires that it be 150-feet from the wetlands. Mr. Brogna has placed it 180-feet from the wetlands. However, the neighbors may want to see it pushed back away from the street, and they would like to see it screened.
Mr. Grey explained that work on the bottom of boats in boatyards is heavily regulated by the State. This is because bottom paint contains copper. Any bottom work must be done in a containment area. He explained that having these boats in boatyards is good for the environment, because when boats are stored at private homes, the bottom work is not monitored or regulated.
Mr. Brogna said that access to the boat area would be gated and monitored.
Ms. Scieszka raised questions about whether boat manufacturing is allowed in Neighborhood Business District 2. It was decided that this question would be resolved by the Zoning Board of Appeals.
Discussion turned to transporting the boats to and from the facility. A question was raised about the stability of the Bluefish River Bridge, and its ability to handle heavy boats. Mr. Sexton said that he had been hired to do temporary repairs to the bridge twelve years ago, and nothing has been done since. Mr. Brogna said that other boating businesses in Duxbury use the bridge, so this should not be a concern of the Administrative Site Plan Review. Ms. MacNab agreed, but also asked Ms. Stickney to check with the DPW to see if there are any weight restrictions for the Bluefish River Bridge.
Ms. MacNab asked about the number of employees. The owners said that there are approximately eleven employees. Ms. MacNab questioned whether the thirteen planned spaces will be adequate for employees, customers, salespeople, etc. The number of parking spaces will have to be negotiated with the ZBA.
Mr. Brogna noted that the Development Review Team had indicated that sidewalks should be considered. He said that he can see the benefit of having sidewalks on Railroad Avenue. However, having sidewalks only in front of the Snug Harbor Boatworks building would result in sidewalks “from nowhere to nowhere”.
Mr. Brogna said that the exterior lighting plan is not yet complete.
Mr. Wilson asked whether the existing fence encroaches on neighboring properties. Mr. Brogna explained that the only encroachment is on property also owned by Mr. Goodrich.
Mr. Wadsworth remarked on the potential benefits of a vegetated swale on the property, for treatment of pollutants in run-off. Mr. Sexton said that he hoped the Conservation Commission would allow a vegetated swale within twenty-five feet of the wetlands, so long as the disturbance is not greater than the existing conditions.
Ms. MacNab asked about the number of boat parking spaces that would be available. Mr. Grey responded that this would be done by square footage, rather than number of boats, because boats vary in size. The amount of square footage available for parking will be determined in consultation with the Fire Department. Fire apparatus must be able to maneuver on the property. The square footage for parking will be determined by the ZBA.
Ms. Scieszka asked about the potential odors from boat manufacture. Mr. Grey responded that since only wooden boats will be constructed, there will not be any noxious odors.
Mr. Sexton was asked for his comments. Mr. Sexton noted that there are many “crossover” issues with the application. For example, the ZBA will determine the number of vehicle parking spaces, but the Planning Board will determine the layout.
Mr. Sexton said that other issues include: fencing outside of parcel boundaries, traffic movements in and out of the facility, potential need for a second means of access/egress, intersection separation issues, existing condition of the pavement on-site (does it meet 3” thickness requirement?), importance of a lighting plan that does not cast light outward, disposition of existing floor drains, verification of adequate fire flow, and the importance of conditioning activity on the site for environmental protection. Mr. Sexton asked whether the Board would like to have a traffic study. Board members did not feel this was necessary.
Mr. Wadsworth asked about nitrogen and phosphate levels. Mr. sexton pointed out that this is not in the Aquifer Protection Overlay District.
Morgan LeMarche, representing the owner of the retail/apartment complex at Millbrook Square commented that the existing building is an eyesore. The traffic was a nightmare. The worst part of this was the beeping sound from trucks backing up. Millbrook Square stakeholders are very concerned about landscaping, especially with regard to buffering the raised septic system. There is also a concern about possible odors coming from the manufacturing process.
At this point, it was agreed to continue the public meeting for this project to November 15, 2004 at 8:00 PM, with revised plans due to the Planning Office by November 1, 2004. The date for filing the decision was extended to December 15, 2004. A mutual extension form was signed by the Planning Board and the applicant.
OTHER BUSINESS
Minutes:
MOTION: Ms. MacNab made a motion to accept the minutes of September 20, 2004 as written. Mr. Wilson provided a second for the motion, which carried unanimously (5-0).
Revised Flood Maps: Ms. Stickney said that there would be a public information session about the revised FEMA maps at the Duxbury Senior Center on November 4, 2004.
ADJOURNMENT
The meeting was adjourned at 11:05 PM. The next meeting of the Duxbury Planning Board will be held on Monday, October 4, 2004 at 7:30 PM in the Duxbury Town Offices.
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