HANSON GARDENS
ARBOR HOUSE
Minutes of Public Hearings of
November 6, 2002
I. Call to Order - 8 p.m.
Members Present: Philip Lindquist, Chairman
Gerard LeBlanc, Vice Chairman
Joan DiLillo, Member
David Nagle, Member
Others Present: Town Planner Noreen O’Toole
Administrative Assistant Barbara Ferguson
Chairman Philip Lindquist advised all present that there would be one presentation on the Hanson Gardens and Arbor House special permit applications for the former Plymouth County Hospital site under the town’s Adult Communities Zoning Bylaw and that the hearings were being tape recorded. Board Clerk Gordon Coyle recused himself from the hearing.
Vice Chairman Gerard LeBlanc read the following public hearing notices published in The Enterprise on October 23 and 30, 2002:
The HANSON PLANNING BOARD will hold a public hearing on WEDNESDAY, NOVEMBER 6, 2002 at 8:00 P.M. at HANSON TOWN HALL, 542 LIBERTY STREET, HANSON, MA 02341 on the application of HANSON GARDENS, L.P. c/o BARAN PARTNERS, LLC, 451 D STREET, SUITE 304, BOSTON, MA 02210 for a SPECIAL PERMIT under Massachusetts General Laws, Chapter 40A, Section 9 and Town of Hanson Zoning Bylaw, Section VI.K.1., to construct a 50-unit ADULT RETIREMENT VILLAGE on land formerly known as the Plymouth County Hospital site, HIGH STREET, HANSON ASSESSORS MAP 49, LOT 1.
The HANSON PLANNING BOARD will hold a public hearing on WEDNESDAY, NOVEMBER 6, 2002 at 8:30 P.M. at HANSON TOWN HALL, 542 LIBERTY STREET, HANSON, MA 02341 on the application of ARBOR HOUSE ASSOCIATES, L.P. c/o BARAN PARTNERS, LLC, 451 D STREET, SUITE 304, BOSTON, MA 02210 for a SPECIAL PERMIT under Massachusetts General Laws, Chapter 40A, Section 9 and Town of Hanson Zoning Bylaw, Section VI.K.2., for the historic renovation of the former Plymouth County Hospital building into a 74-UNIT ASSISTED LIVING FACILITY, HIGH STREET, HANSON ASSESSORS MAP 49, LOT 1.
Administrative Assistant Barbara Ferguson advised Chairman Lindquist that all abutters on the certified list received from the office of the Board of Assessors had been properly notified.
II. Presentation of plans by applicant
Paul Ferreira of Baran Partners told the Board that the current plans for Hanson Gardens call for 50 duplex condominium units of age 55 and over housing to be constructed on the grounds of the former Plymouth County Hospital on High Street. There will be three different types of units ranging in size from 1,200 square feet to 1,600 square feet. The plans also call for a single-story community building. Mr. Ferreira said that the current plans incorporate changes requested by the Planning Board and its engineer, Michael Perrault of P.M.P. Associates, and letters received from the Fire Department, Building Inspector, Police Department, Water Commissioners and Highway Surveyor.
Mr. Ferreira told the Board that the current plans for Arbor House call for the historic renovation of the former Plymouth County Hospital building and the addition of a wing to the rear which will contain 74 assisted living units including 15 units for Alzheimer patients. Mr. Ferreira said that the current plans incorporate changes requested by the Planning Board and its engineer, Michael Perrault of P.M.P. Associates, and letters received from the Fire Department, Building Inspector, Police Department, Water Commissioners and Highway Surveyor.
The changes include the elimination of Pierce Avenue as an entrance or exit for the site, Mr. Ferreira said. The entrance and exit points will be from High Street only. The town will provide an easement for the Arbor House entrance, Mr. Ferreira said. He also pointed out two walking trails, one to the rear of the homes on High Street from Pierce Avenue to the portion of the former hospital property being retained by the town for recreational purposes and the other a smaller trail offering a view of neighboring bogs. Mr. Ferreira said there are three detention basins on the property as no positive drainage is available to the street. Chairman Lindquist advised him that the Board favors systems that dissipate in 24 hours.
III. Questions from abutters
Board member David Nagle read the names on the certified list of abutters provided by the Board of Assessors for the two parcels, and as their name was read, each abutter present had the opportunity to comment.
Hanover Planning Board - Not present
Halifax Planning Board - Not present
Pembroke Planning Board - Not present
Whitman Planning Board - Not present
Rockland Planning Board - Not present
East Bridgewater Planning Board - Not present
Ronald and Constance Grattan - Not present
John and Barbara Buckley - Not present
Jon Ridder - Not present
Paul and Faye Vitale - Not present
Kevin and Joanne Morrison - Not present
Rosemary Oteri - Not present
Northern Mortgage Company - Not present
Iris Morway - Not present
William and Melanie Campia - Not present
Charles Alexander - Present but no questions or comments
Roy and Anne Keane - Not present
John C. Howard - Not present
Philip and Janice Burne - Not present
John Ferreira - Not present
Alan and Ruth Sayce - Not present
Robert and Wendy Lundell - Not present
Cynthia Warneck - Not present
Robert and Virginia Sweeney - Not present
Richard and Janice Hammond - Not present
Thomas and Stephanie McSweeney - Not present
Daniel and Sally Cavicchi - Not present
Jesse Bateman and Roberta DeBettencourt - Roberta DeBettencourt, noting the proximity of one basin to Pierce Avenue, expressed her concern that water from the site will impact her property and that of her neighbors. Mr. Ferreira said that the basin has been designed for a 100 year storm. She also said that she had expected a walking trail around the entire parcel, and Mr. Ferreira said that had never been the case.
Kevin and Stephen Milne - Leslie Milne questioned the plans for the existing access road. Mr. Ferreira said that the driveway from Pierce Avenue will be closed off and trees will be planted. The only access to the site from Pierce Avenue, he said, will be the walking trail that runs parallel to High Street. A concern was also expressed regarding water coming from the site during rainstorms, and Mr. Ferreira said that removal of the impervious driveway surface should improve on-site drainage.
Beverly and Robert White - Present, but no questions or comments
Ann and Richard Gredler - Ann Gredler asked whether the property will be open to residents and was advised by Mr. Ferreira that residents could use it through an easement. She also asked about security for Alzheimer patients and was told there would be an LPN on duty 24 hours a day for the patients in the 15 Alzheimer units. She expressed concern with the privacy of residents whose property abuts the main walking trail and suggested the planting of additional trees.
Rosemary Carey - Not present
Kirk and Karen Richner - Not present
Dennis and Deborah Sargent - Not present
Keith MacLeod - Not present
Kathleen and Michael Leddie - Not present
Joan and Michael Smith - Not present
Richard and Michael Parker - Not present
William Pinney - David Soper who identified himself as the property owner, expressed concern with the proximity of his property to the public walking trail stating that it will impact his standard of living. He also asked whether a traffic study had been done and was told by Mr. Ferreira that it had. The study, Mr. Ferreira said, indicated a week day peak of 150 vehicular trips per day for the assisted living facility and 175 for the retirement community. Mr. Soper also expressed concerns with the water currently flowing through the neighborhood from rainstorms.
Gary Naylor and Bonny Jean Donovan - Not present
Irving Family Trust - Not present
Alan and Dianne Bessett - Not present
Marjorie Daley - Not present
Steven and Margaret Messinger - Not present
Rene Sontag - No present
John and Gail Cavicchi - Not present
Walter Gustafson - No present
Robert Overholtzer and Celia Purrington - Mr. Overholtzer asked about the streets and was told they will have sidewalks and curbing. He also asked about the septic systems and was shown their location on the plans for both facilities. Mr. Ferreira also pointed out all of the parking spaces. For the condominium units, he explained one space is provided in a garage and another in front. Guest parking is scattered throughout the site, he said.
Norman and Lynn MacLellan - Not present
Patrick and Joanne Croghan - Not present
Daniel Drury and Christine Coffin - Mr.. Drury asked about the community center and was told that it will be 1,600 square feet and include a kitchenette, pool table, and card room and room for small gatherings of residents of the condominium units. Larger gatherings will be held in the former hospital building, Mr. Ferreira said.
Margaret and David Bonney - Not present
Mark and Helen Vess - Not present
Christina Sadowski - Not present
Susan Brides - Not present
IV. Questions from public
Phil Clemons of the Hanson Trails Committee and Open Space Committee expressed his pleasure with the plan to have walking trails stating the opinion that they enhance neighborhoods. He asked whether there will be deeded easements for the trails and Mr. Ferreira deferred to his attorneys. Mr. Clemons asked why there was no trail on the easterly side of the property. Mr. Ferreira said that the reason there is no trail in other open areas of the property is contamination which prohibits work in that area. Mr. Clemons asked where he could obtain information on the contamination, and it was suggested that he contact Fire Chief Allen Hoyt who is the hazardous waste coordinator.
Former Water Commissioner Thomas Dahlberg questioned the water source and was told by Mr. Ferreira that water would be provided from the municipal system. Mr. Dahlberg noted that the town’s average consumption currently exceeds the amount it is permitted to withdraw from its wellsite. Mr. Ferreira said that his engineering firm, Vanasse Hangen Brustlin, Inc. of Watertown, has had several discussions with the state Department of Environmental Protection and been advised that the town will have to provide water for the project. Mr. Dahlberg suggested Mr. Ferreira’s comments were either a misrepresentation or misunderstanding of the facts. Mr. Ferreira said he would ask the DEP to send a letter to the town.
Betty Dahlberg of Hillcrest Road questioned the wisdom of having VHB serve as the engineer for Baran Partners when VHB has also done work for the town on the former hospital property. Mr. Ferreira replied that the town’s VHB engineer was from a different group within the company than the engineer who did the work for Baran Partners. Selectman Peter Jones said that the legality of VHB’s dual status had been reviewed and approved by Kopelman and Paige, town counsel. Mrs. Dahlberg asked what the total area of land for this project was, and Mr. Ferreira replied that it was approximately 25 acres including an easement that will not require town meeting approval as did the transfer of the other two parcels that make up the total.
Selectmen Jones asked if there was enough water on the site if town water is not available, and Mr. Ferreira replied that the issue had not been examined nor had the location of the former well been determined. Arthur Brasill of County Road questioned the proximity of the well to existing contamination, and Mr. Ferreira said that he could not answer that question because he does not know the location of the well. Selectmen Jones said that white goods had been removed from a landfill on site. The existing contamination, he said, is ash which can be buried but not disturbed. There is no medical waste on the site, he said. VHB gave the Board of Selectmen a full report, he said, which indicated there is no migration nor any other issue related to contamination.
Returning to the topic of the dual role of VHB, Mrs. Dahlberg asked, through the chair to Selectman Jones, whether correspondence from Town Counsel could be accessed by the public, and he said he did not see any reason why it could not. Mrs. Dahlberg said she would be filing a public records request for the correspondence.
Hanson Trails Committee member Robert Dillon asked whether the issue of a trail on the easterly side of the property could be revisited. Mr. Ferreira replied that contamination was not the only issue which has precluded locating a trail in this area. There will be no obstructions to walking in this area, he said, but it will be private property and the issue should be discussed with the condominium association.
V. Questions/Comments from other Town Boards/Departments
Police Department - Chairman Lindquist noted an October 1, 2002 letter from Acting Chief of Police Edward Savage based on the original set of plans submitted for the October 2, 2002 hearing that could not be held because an abutter was not notified. Chief Savage had concerns with access from Pierce Avenue and inadequate visitor parking. No comments were received relative to the October 23, 2002 plans submitted for the November 6, 2002 hearing.
Fire Department - Chairman Lindquist noted September 23, 2002 memorandums from Fire Chief Allen Hoyt based on the original set of plans submitted for the October 2, 2002 hearing that could not be held because an abutter was not notified. Chief Hoyt expressed concerns with the width of the fire lane, access for aerial devices, and on street parking. No comments were received relative to the October 23, 2002 plans submitted for the November 6, 2002 hearing. Administrative Assistant Barbara Ferguson said that the chief was on vacation.
Water Department - Chairman Lindquist noted a September 25, 2002 memorandum from Water Superintendent Glen Doherty based on the original set of plans submitted for the October 2, 2002 hearing that could not be held because an abutter was not notified. Superintendent Doherty said that he had many concerns that needed to be addressed and that he would not sign off on the plans as they stood at that time. No comments were received relative to the October 23, 2002 plans submitted for the November 6, 2002 hearing.
Building Department - Chairman Lindquist noted an October 1, 2002 memorandum from Building Inspector Michael Kennedy based on the original set of plans submitted for the October 2, 2002 hearing that could not be held because an abutter was not notified. Inspector Kennedy expressed concerns with the distances between buildings, guest parking for Hanson Gardens, provisions for deliveries to Arbor House and the sharing of a common driveway.
Highway Department - Chairman Lindquist noted an October 2, 2002 memorandum from Administrative Assistant Barbara Ferguson indicating that Highway Surveyor Richard Harris had stopped by the office and indicated he had no objections to either project.
Board of Health - Chairman Lindquist noted that the Board of Health was given a copy of the original set of plans for the October 2, 2002 hearing that could not be held because an abutter was not notified and a set of plans submitted for the November 6, 2002 hearing but made no comments on either set of plans.
Conservation Commission - Chairman Lindquist noted that the Conservation Commission was given a copy of the original set of plans for the October 2, 2002 hearing that could not be held because an abutter was not notified and a set of plans submitted for the November 6, 2002 hearing but made no comments on either set of plans.
VI. Questions from Planning Board Members
Joan DiLillo asked who would be plowing the roads and maintaining sidewalks and Mr. Ferreira replied that the condominium association will be maintaining the sidewalks and the town will be plowing the roads.
Gerard LeBlanc asked whether any additional off street parking had been added since the last presentation. David Alexander of Baran Partners said that, based on comments from the Board and the Police and Fire Chiefs, 14 additional guest parking spaces had been added for a total of 29 spaces strategically located throughout the site. No parking will be allowed on the street, Mr. Ferreira said, with signs posted and fines assessed for violations.
Philip Lindquist asked Mr. Ferreira to provide a cross section in the existing detail on the trail depicting width and construction material. Chairman Lindquist pointed out to those assembled that the plans call for the historic rehabilitation of the former hospital to its original state, and Mr. Ferreira explained the three-step process to be followed under the guidelines of the National Park Service which is a division of the federal Department of the Interior.
A resident questioned why the town would be plowing the streets in a private development, and Mr. Ferreira explained that the partnership between Baran Partners and the town includes having the town plow the streets in exchange for a higher percentage of affordable units. The standard percentage is 20 percent, he said, and the Arbor House project will be 70 percent affordable.
VII. Comments from Board’s Engineer
Chairman Lindquist read a November 4, 2002 letter from Michael E. Perrault of P.M.P. Associates of East Bridgewater indicating that due to extenuating circumstances he would be unable to complete his technical review of the two projects and recommending that the hearing be continued.
VIII. Findings
Chairman Lindquist recommended the hearing be continued as there was no report from the Board’s review engineer, Water Superintendent Glen Doherty, or Fire Chief Allen Hoyt on the new plans.
Motion to continue to hearings to November 20, 2002 at 8:00 and 8:30 p.m.: David Nagle
Second: Joan DiLillo
Vote: 4-0
IX. Adjournment - 9:40 p.m.
| 
