HANSON PLANNING BOARD
Minutes for the Meeting of
September 4, 2002
I. CALL TO ORDER - 7:38 p.m.
Members Present: Philip Lindquist, Chairman
Gerard LeBlanc, Vice Chairman
Gordon Coyle, Clerk
Joan DiLillo, Member
David Nagle, Member
Others Present: Town Planner Noreen O’Toole
Administrative Assistant Barbara Ferguson
II. ACCEPTANCE OF MINUTES
Acceptance of Minutes of Meeting of August 14, 2002
Motion to accept the minutes of the Meeting of August 14, 2002: Joan DiLillo
Second: David Nagle
Vote: 4-0-1 (Gordon Coyle abstaining)
III. APPOINTMENTS
Form A/ANR
Indian Head Street
The Board met with Paul Nawazelski to discuss his Form A/ANR application for a plan entitled Plan of Land, Indian Head Street, Hanson, Mass, prepared by Bennett Engineering of Sagamore Beach, Massachusetts and dated July 31, 2002. The plan divides Lot 2, a 65,905 square foot parcel, from Hanson Assessors Map 54, Plot 1. The remaining parcel, identified on the plan as Lot 1 will have 358,029 square feet with 60,000 square feet of uplands. Mr. Nawazelski said a new home will be constructed on the new lot for his son. Mr. Nawazelski was advised that he would need to go before the Conservation Commission due to wetlands and to the Board of Appeals as a portion of the lot is in the Agricultural-Recreation District.
Motion to approve the Form A/ANR for Indian Head Street as presented: Gerard LeBlanc
Second: Joan DiLillo
Vote: 5-0
Form A/ANR
Franklin Street
The Board met with Bernard Munro of Land Planning, Inc. to discuss a Form A/ANR application for a Plan of Land, located on Main Street and Franklin Street, dated July 29, 2002, and prepared for Joseph C. Shaulis. The plan separates Lot 1A, a 119,506 square foot parcel with an existing laundromat/retail building and car wash, from a parcel shown as Lot 1 on Assessors Map 45. The remaining land, identified as Lot 1B on the plan, will be a 318,200 square foot parcel, which will incorporate what is currently depicted on Map 45 as Lots 1-1 and 1-2. A subdivision, previously approved for a portion of the property, is also shown on the Assessors Map, but the eight year period for completion has expired.
Motion to approve the Form A/ANR Plan for Main and Franklin Streets as presented: Gordon Coyle
Second: David Nagle
Vote: 5-0
Baran Partners
Hanson Gardens
The Board met with Paul Ferreira and David Alexander of Baran Partners of Boston for an informal discussion of the company’s plans for an assisted living facility and over age 55 condominium development on the site of the former Plymouth County Hospital on High Street. Also presented for the Board’s review was an outline of six potential waivers to be requested from Article VI, Section K of the town’s zoning bylaws prepared by Vanasse Hangen Brustlin, Inc. of Watertown and dated August 14, 2002. The waiver requests are from ArticleVI, Section K 1.C.4., 1.C.5., 1.D.8., 1.D.11., 1.E.4., and 2.A.5. Mr. Ferreira said that a special permit application and plans would be submitted to the Board the following week.
Mr. Ferreira noted that there are three means of access to the property, one from Pierce Avenue, one from High Street, and an emergency access from High Street. Chairman Philip Lindquist asked why the main entrance is not being used for access as well and was told by Mr. Ferreira that it was on the property that is being retained by the town. If the Planning Board believes it should be used for access, he said, he would be willing to discuss the issue of an easement with the town. Mr. Ferreira said that it could be secured with a gate. The more access points to the property, the better it would be for Baran Partners, he said. Member Joan DiLillo said that the additional traffic generated by the project will create a problem for residents of Pierce Avenue.
Mr. Ferreira said he would discuss the issue with Executive Secretary E. Winn Davis.
Mr. Lindquist asked about areas for relaxation and was told they will be shown on the Landscaping Plan. The Board was told a promenade is planned with plantings and benches. There will also be walking trails which will be shown on the landscaping plan, Mr. Ferreira said. Mr. Lindquist suggested a trail off Pierce Avenue to initiate interaction with the over age 55 residents who move to Dunham Farm.
Mr. Alexander said that the water connections will be shown on the water layout. Chairman Lindquist noted it should also include hydrant details. Mr. Ferreira said that he was aware of the ban on new connections to the municipal system. He noted that the town has agreed to plow the streets although it will be a private way. Board member Gerard LeBlanc expressed an interest in walking trails and said that with a street width of only 23 feet there will be a need to provide sufficient visitor parking. Chairman Lindquist noted the need for signage and lighting on the final plans.
Mr. Ferreira said that the condominium units will be developed in three phases. He said that he expected the assisted living complex to be completed in 9 to 11 months from the start of construction. None of the independent living units will count towards the state’s 10 percent affordable housing requirement, he said. They will all be sold at market rate. Of the 74 assisted living units planned, he said, 70 percent or 51 units will count towards the 10 percent. Although the Department of Housing and Urban Development does not allow resident preference in projects it finances, Mr. Ferreira said, in reality the majority of residents in most existing developments come from the local community.
Form A/ANR
High Street
The Board reviewed with Bernard Munro of Land Planning, Inc., a Form A/ANR Plan of Land dated May 7, 2002, prepared for Vanasse Hangen Brustlin, Inc. of Watertown, for property located on High Street and Pierce Avenue. Mr. Munro told the Board that the sole purpose of the plan was to add a 2.575 acre parcel to an 18.341 acre parcel of town owned land already subdivided in anticipation of the submission of a request for a special permit to renovate the former Plymouth County Hospital into assisted living units and construct 49 independent living units for people age 55 or older.
Motion to approve the Form A/ANR Plan for High Street and Pierce Avenue as presented: David Nagle
Second: Joan DiLillo
Vote: 5-0
Bond Reduction
Meadowbrook Estates
The Board met with developer Edward Johnson and his engineer, Bernard Munro of Land Planning, Inc., to discuss the release of the $25,000 remaining in the bond for Meadowbrook Estates and determined based upon a site inspection by Town Planner Noreen O’Toole and Board Chairman Philip Lindquist and recent inspections and conversations with the Board’s engineer, P.M.P. Associates of East Bridgewater that the bond could be released and the asbuilt plan signed.
Motion to sign the asbuilt plan for Meadowbrook Estates dated July 25, 2002, revised August 20, 2002 and release all money remaining in the bond established for completion of the subdivision: Gordon Coyle
Second: Joan DiLillo
Vote: 5-0
Form A/ANR
Roller Coaster Road
The Board met with Bernard Munro of Land Planning, Inc., to review a Layout Plan of Land located on Old Cross Street and Roller Coaster Road, dated April 17, 2002, prepared for the Town of Hanson. The plan includes a land swap of approximately 1,000 square feet with an adjacent property owner to improve the entrance to Old Cross Street from Crescent Street.
Motion to approve the Layout Plan of Land located on Old Cross Street and Roller Coaster Road, as presented: Gerard LeBlanc
Second: Gordon Coyle
Vote: 4-0-1 (Joan DiLillo abstaining)
IV. NEW BUSINESS
Request from Executive Secretary
Recommendations on Street Acceptance
The Board noted a September 4, 2002 memo from Executive Secretary E. Winn Davis requesting its recommendations relative to the acceptance of Catherine Road, Joshua Lane, Holmes Terrace, and Roller Coaster Road at the Old Cross Street intersection. A public hearing is scheduled for September 17, 2002. Town Planner Noreen O’Toole told the Board she is researching town records to determine why Holmes Terrace has never been accepted. The other three layouts, she said, are ready for acceptance.
Motion to recommend acceptance of the layouts of Catherine Road, Joshua Lane, and Roller Coaster Road/Old Cross Street: Gerard LeBlanc
Second: David Nagle
Vote: 5-0
Letter from Water Commission
Ban on New Water Connections
The Board noted a September 3, 2002 letter from the Board of Water Commissioners to the Department of Environmental Protection advising of an August 28, 2002 vote to impose a ban on new water connections to the Hanson public water system and requesting that DEP issue a Declaration of Water Emergency.
Millennium Estates & Anne Marie Lane
Inspection Reports from P.M.P. Associates
The Board took home for review an August 13, 2002 inspection report from its review engineer, P.M.P. Associates of East Bridgewater on Millennium Estates and an August 12 and 16, 2002 inspection report on Anne Marie Lane.
Letter from Town Planner to Board of Selectmen
Land Conveyance Documents
The Board noted an August 27,2002 letter from Town Planner Noreen O’Toole to the Board of Selectmen regarding a proposed conveyance of 45.5 acres from Lite Control to the Town of Hanson. Attached to the letter were a Quitclaim Deed, an Agreement of “As-Is Sale” and the endorsed plans for Approval under Subdivision Control Law Not Required by the Hanson Planning Board.
Review of Dunham Farm
E. T. Engineering Enterprises, Inc.
The Board took home for review an August 21, 2002 Project Review Memorandum from E. T. Engineering Enterprises, Inc. to the Board of Appeals regarding the application of Dunham Farm, LLC for a comprehensive permit for 902 Main Street.
V. TOWN PLANNER’S REPORT
Master Plan Committee
Town Planner Noreen O’Toole said that she had made an appointment to meet with Carol Thomas of Thomas Planning Services to discuss the progress the consulting firm is making on the town’s Master Plan. Ms. O’Toole asked the Board’s permission for Administrative Assistant Barbara Ferguson to accompany her to take notes.
Motion to close the office and have Administrative Assistant Barbara Ferguson accompany Town Planner Noreen O’Toole to Boston to meet with Thomas Planning Services: Joan DiLillo
Second: David Nagle
Vote: 5-0
Hanson Trails Committee
Ms. O’Toole advised the Board that the next meeting of the Hanson Trails Committee will be held on September 25, 2002 at 7:30 p.m. She told Board members that an article has been placed on the warrant for the October 7, 2002 Special Town Meeting to create an Open Space Committee.
Zoning Bylaw Committee
Ms. O’Toole said that the next meeting of the Zoning Bylaw Committee has been scheduled for September 23, 2002 at 7:30 p.m. The Committee, she said, will be discussing its strategy for the presentation of proposed zoning amendments. The public hearing, she said, will be held on September 18, 2002 at 8 p.m.
Old Colony Planning Council Joint Transportation Committee
Ms. O’Toole said that the next meeting of the Old Colony Planning Council Joint Transportation Committee is scheduled for September 19, 2002 at 5:30 p.m. She said that in her new capacity as chair of the committee she will also be attending a meeting of the Old Colony Planning Council on September 12, 2002 at 10 a.m. Both meetings will be held in Brockton.
Vision 2020
Ms. O’Toole said there is nothing new with Vision 2020.
Other Matters
Ms. O’Toole told the Board that Baran Partners had verbally requested that a letter in support of their proposed project at the former Plymouth County Hospital be sent from the Planning Board to the State Department of Housing and Community Development. Board members determined that it would be inappropriate to comment on a project that will be coming before them for a special permit.
VI. OLD BUSINESS
Letter from Kopelman & Paige
LoGuidice v. Zoning Board of Appeals
Members delayed discussion on a July 26, 2002 letter from Kopelman and Paige, town counsel, relative to LoGuidice v. Zoning Board of Appeals. Town Planner Noreen O’Toole said background information would be provided at the next meeting.
VII. ZONING HEARINGS
Application of David Hatch, dba Stinger’s Family Restaurant, Inc. for a variance to install 80 feet of 12 foot high fencing between Indian Head Plaza and Stinger’s Family Restaurant, Inc, 252 Main Street, Map 39, Lot 21, Hanson Assessors Map.
COMMENT: No Comment
Application of Mark DiNino, dba American Kempo Karate Academy, Inc. for site plan approval to operate a martial arts school at 6 Main Street, Map 39, Lot 31a, Hanson Assessors Map.
COMMENT: No Comment
Application of Denis Donaghey for a variance from relief of front setback requirements to allow the construction of a 6 foot x 40 foot farmer’s porch at 889 Winter Street, Map 114, Lot 8, Hanson Assessors Map.
COMMENT: No Comment
VIII. ADJOURNMENT - 10:22 p.m.
Motion to Adjourn: Joan DiLillo
Second: David Nagle
Vote: 5-0
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